How to Choose a Roofing Contractor Without Getting Burned

TL;DR: In South Florida, roofer selection mistakes are expensive and common. Verify the state license, check local references, read the contract before you sign, and agree on a written payment schedule tied to work and permit milestones. After a storm, verify an unsolicited contractor carefully before signing.

What You Need

Before you start calling contractors, gather a few things on your end:

• Your current homeowner's insurance policy (know your deductible and coverage limits)
• A rough idea of your roof's age and material (tile, shingle, or metal)
• A notepad or phone to document contractor conversations
• Access to the Florida DBPR license lookup tool (free, online)
• Time to compare bids and verify credentials when the situation is not an emergency

Rushing this process is where most homeowners go wrong. I've seen people sign a contract within 24 hours of a storm and regret it for years. Take the time to do it right.

Step 1: Verify the Florida State License Before Anything Else

In Florida, roofing contractors must hold an active state license. The license category you're looking for is a Certified Roofing Contractor, which starts with "CCC" on the Florida DBPR website. There's also a "Registered" category, which is county-specific. Either can be legitimate depending on where you are, but make sure whatever license they show you is active and not expired or suspended.

Do not accept a photocopy of a license card as final proof. Go to the DBPR lookup yourself and confirm it. Takes two minutes.

Also ask for their Certificate of Insurance. You want to see general liability coverage and workers' compensation. Ask for evidence of general liability and workers' compensation or lawful exemption, and consult a qualified professional about your exposure. This is not hypothetical. It happens.

Step 2: Confirm They Pull Permits

In Florida, most roof replacements require a permit. This is not optional, and it's not a contractor trying to run up your bill. It's the law, and it's how your installation gets inspected by a county building official.

A permit matters for a few reasons:

• It creates a record that the work was done and inspected
• It protects your home's resale value
• It may affect your insurance coverage if unpermitted work is later discovered
• It's required under Florida's updated building codes, which have specific requirements for wind uplift and secondary water barriers

If a contractor tells you they can skip the permit to save you money, walk away. That's not a deal. That's a liability you'll carry on your own.

You can read more about recent code changes that affect South Florida homeowners in our post on Florida building code reroofing changes.

Step 3: Get at Least Three Written Estimates

Verbal quotes mean nothing. Get everything in writing, and make sure each estimate covers the same scope so you can actually compare them.

A proper written estimate should include:

• The specific roofing material (manufacturer name, product line, and color)
• The total square footage being replaced or repaired
• Labor costs broken out from material costs
• Permit fees
• Debris removal and cleanup
• Estimated start and completion dates
• What happens if additional damage is found once the old roof is removed

That last point is important. On older homes in Boynton Beach, Delray Beach, and Lake Worth, we regularly find rotted decking or damaged fascia once we pull the old material. A legitimate contractor will explain this upfront and tell you what the process is if it happens, rather than surprising you with a big number after the job starts.

If you want a starting point on what a replacement actually costs in this area, check our breakdown on new roof costs in Palm Beach County.

Step 4: Check Local References and Real Work

Anybody can show you a nice website or a stock photo. Ask for references from jobs they completed in Palm Beach County or Broward County within the last two years, and actually call those homeowners.

Ask them:

• Did the crew show up when they said they would?
• Was the site cleaned up properly at the end of each day?
• Were there any surprises on the final invoice?
• How did the contractor handle problems that came up?
• Would you hire them again?

Also look at their project portfolio. We put real local jobs on our project gallery because our work speaks for itself. If a contractor can't show you local, verifiable work, that's a problem.

Check Google reviews too, but read them critically. A handful of vague five-star reviews from accounts with no history is a warning sign. Look for detailed reviews that mention specific projects or crew members.

Want to know what your roof actually needs? Get a free estimate

Step 5: Read the Contract Word for Word

I know it's tedious. Read it anyway.

The contract should spell out:

• Exact materials being used, with no vague language like "comparable product"
• Payment schedule (more on that below)
• Who is responsible for permits
• The warranty terms, both for materials and labor
• What constitutes project completion
• A process for resolving disputes

If the contract is two sentences long, that's a problem. If it's 30 pages of small-print legalese with no plain explanation, that's also a problem. A solid contractor uses a straightforward contract that both parties can understand.

For a deeper look at what roofing warranties actually cover (and what they don't), read our post on what a roofing warranty really covers. Most homeowners are surprised by the gaps.

Step 6: Know the Deposit Rules

Florida law does not set a universal 10–30% roofing-deposit cap. Under Florida Statutes § 489.126, taking more than 10% as an initial payment triggers permit-application and start-work timing duties, subject to statutory exceptions and written agreements. Put the payment schedule and milestones in the contract.

A large upfront payment deserves careful review of the contractor, permit plan, and written milestones. If they want full payment upfront, walk away immediately.

A legitimate contractor stages payments around project milestones. Something like a deposit to start, a draw when materials are delivered, and a final payment upon completion and inspection. That structure protects both of you.

Step 7: Watch for Storm-Chaser Red Flags

After a significant storm hits South Florida, out-of-town contractors flood in from other states. Some are fine. Many are not. They knock on doors, pressure homeowners to sign contracts quickly, promise to handle everything with insurance, and then disappear after collecting money or doing substandard work.

Red flags that a contractor is a storm chaser:

• They knocked on your door unsolicited after a storm
• They have no local address or local references
• They pressure you to sign the same day
• They offer to waive your deductible; ask your insurer and check Florida law before agreeing
• They can't produce a Florida CCC license number on the spot
• They want you to sign an Assignment of Benefits form without explaining whether your policy permits it

The AOB issue is particularly important. Florida has gone back and forth on AOB rules, and signing one can remove your control over your own insurance claim. If you've had storm damage, visit our Hurricane Storm Center for guidance on handling claims the right way.

Common Mistakes Homeowners Make

Going with the lowest bid automatically. The lowest number isn't the best deal if the contractor cuts corners on materials, skips the permit, or disappears when problems show up. Compare scope, not just price.

Not verifying the license independently. Taking a contractor's word for it is not the same as looking it up yourself. Spend the two minutes.

Letting urgency drive the decision. Storm damage, a leak, or an insurance deadline can feel urgent. But a rushed hire often costs more in the long run than taking a few extra days to vet properly. Ask about emergency measures such as tarping when safe and appropriate while you compare contractors.

Ignoring the warranty details. A 50-year material warranty sounds impressive until you realize the labor warranty is only one year, or that the warranty is voided if the installer isn't a certified applicator for that product.

Not getting the scope of repairs in writing before work starts. If a contractor finds additional damage mid-job, any changes to the original scope should be documented in a written change order, not just agreed to verbally.

Choosing someone who's not local. A contractor based in Boynton Beach or Boca Raton knows local building departments, local inspectors, and local weather patterns. That familiarity matters when problems come up.

For our residential roofing services in Palm Beach County, we pull every permit, use certified crews, and stand behind the work with a labor warranty. That's not the norm everywhere.

Bottom Line

Choosing a roofing contractor in South Florida is not complicated if you slow down and follow the steps. Verify the license. Confirm they pull permits. Get written estimates. Call references. Read the contract. Know the deposit-related statutory duties. And if someone shows up uninvited after a storm, be skeptical.

Good contractors are not hard to find. They have verifiable licenses, local references, clear contracts, and no reason to rush you. They explain what they're doing and why. They show up when they say they will and clean up when they leave.

We've been doing this in South Florida since 2004. If you want a straight answer on what your roof actually needs, you can request a quote or get a free instant estimate with no pressure and no sales pitch.

Want to know what your roof actually needs?

Millennium Makeover has been roofing South Florida homes and businesses since 2004. Get a straight, no-pressure estimate from a licensed local crew (CCC1326328).

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Frequently asked questions

How do I verify a roofing contractor's license in Florida?

Go to the Florida DBPR website and search by the contractor's name or license number. Look for a Certified Roofing Contractor license starting with 'CCC' and confirm the status shows as active. Do this yourself rather than relying on a copy the contractor hands you.

Is it normal for a roofer to ask for a large deposit upfront?

A deposit is standard, but there is no universal percentage cap; compare the deposit with the permit and start-work obligations in Florida section 489.126, and require a written milestone schedule. Payment should be tied to project milestones and spelled out in the contract.

Do I need a permit for a roof replacement in South Florida?

Yes. Most roof replacements in Palm Beach County and surrounding areas require a permit and an inspection by a county building official. Skipping a permit to save money can affect your insurance coverage and your home's resale value. Any contractor who suggests skipping the permit is not someone you want on your roof.

What should I do if a contractor knocks on my door after a storm?

Be cautious. Unsolicited door-to-door visits after storms are a common tactic used by out-of-state contractors who move from disaster to disaster. Ask for their Florida license number, look it up yourself, and don't sign anything the same day. Get at least two other estimates from local, verifiable contractors.

What's the difference between a material warranty and a labor warranty on a roof?

A material warranty covers defects in the shingles, tiles, or metal panels themselves, and it comes from the manufacturer. A labor warranty covers the installation work and comes from the contractor. Both matter. A long material warranty means very little if the contractor only backs their installation for one year.

How many estimates should I get before hiring a roofer?

Three is a reasonable minimum. Make sure each estimate covers the same scope of work so you're comparing apples to apples, including permit fees, materials, labor, and debris removal. If one bid is dramatically lower than the others, find out why before assuming it's a deal.