What to Ask Before Hiring a Roofing Contractor in Seattle
You're standing in your living room staring at a water stain spreading across the ceiling after yet another October downpour, or you've noticed moss creeping across your composition shingles like a slow-motion invasion. Whatever brought you here, you've decided it's time to replace or repair your roof—and now you need to find someone trustworthy to do the work.
In the Seattle area, where our roofs endure relentless winter rain, occasional freeze-thaw cycles, and enough moss and algae to make you think you live in a rainforest, choosing the right roofing contractor matters. A good contractor will navigate permitting, protect your home during our unpredictable weather, and stand behind their work for years. A bad one can leave you with leaks, code violations, and a mess that costs twice as much to fix.
This checklist walks you through exactly what to ask every contractor who gives you a quote, so you can compare apples to apples and hire with confidence.
Licensing, Bonding, and Insurance: Your Foundation Questions
Before you discuss a single shingle, verify these credentials. In Washington State, roofing contractors must meet specific legal requirements, and checking these upfront protects you from liability and shoddy work.
Washington State Contractor License
Ask: "What's your Washington State contractor registration number, and can I verify it?"
Every roofing contractor in Washington must register with the Department of Labor & Industries (L&I). The contractor should provide their registration number without hesitation. You can verify it yourself on the L&I website to confirm the license is active, check for violations or complaints, and see how long they've been registered.
If a contractor says they "work under someone else's license" or can't produce a number, walk away. Unlicensed contractors can't pull permits, and if something goes wrong, you have almost no recourse.
Liability Insurance and Workers' Compensation
Ask: "Can you provide certificates of liability insurance and workers' compensation coverage?"
General liability insurance protects you if the crew damages your property—say, a ladder goes through a window or a tool falls and dents your car. Workers' compensation covers injuries to the crew on your property. In Washington, most roofing contractors are required to carry workers' comp unless they're a sole proprietor with no employees.
Request current certificates and verify them directly with the insurance company if the job is substantial. If a worker gets hurt on your property and the contractor has no coverage, you could be held liable.
Bond Information
Ask: "Are you bonded, and what does that bond cover?"
Washington requires contractors to carry a bond (the amount varies based on their gross revenue). This bond provides a limited financial safety net if the contractor violates state contracting laws, abandons your project, or fails to pay suppliers or subcontractors who then file liens against your home.
A legitimate contractor will explain their bond and provide documentation if you ask.
Permits and Code Compliance
Seattle and surrounding King County jurisdictions require permits for most roof replacements and many repairs. Navigating this bureaucracy is the contractor's job, not yours—but you need to confirm they'll do it.
Permit Responsibility
Ask: "Will you pull all necessary permits, and is the permit cost included in your bid?"
A reputable contractor will handle permit applications with the local jurisdiction (Seattle, Bellevue, Renton, etc.) and include the cost in their quote or list it as a separate line item. Permits typically cost a few hundred dollars depending on the scope and city.
If a contractor suggests skipping the permit to "save money," that's a red flag. Unpermitted work can complicate insurance claims, reduce your home's value, and create headaches when you sell. Plus, if the city discovers unpermitted work, you—the homeowner—are ultimately responsible for fines and corrections.
Inspection Process
Ask: "What inspections are required, and will you coordinate them?"
Most jurisdictions require at least one inspection after the tear-off and installation. Your contractor should schedule inspections, be present when the inspector arrives, and address any issues the inspector flags. Ask how they've handled failed inspections in the past—a good contractor will have a plan and won't leave you scrambling.
Warranty Details: What's Actually Covered
Warranties sound reassuring until you read the fine print. You need clarity on both the manufacturer's material warranty and the contractor's workmanship warranty.
Manufacturer's Material Warranty
Ask: "What manufacturer warranties come with the materials, and are there different warranty tiers available?"
Shingle manufacturers like GAF, CertainTeed, and Owens Corning offer warranties ranging from 25 years to "lifetime" (which, in fine print, often means 50 years with prorated coverage). Understand what's covered: manufacturing defects are standard, but wind resistance, algae resistance, and other features may require upgraded product lines.
Also ask if the manufacturer warranty is transferable if you sell your home, and what steps are required to activate or register it.
Contractor's Workmanship Warranty
Ask: "What workmanship warranty do you provide, how long does it last, and what does it cover?"
This is separate from the material warranty and covers installation errors—flashing installed incorrectly, improper fastening, valley mistakes, etc. A solid contractor will offer at least a one- to five-year workmanship warranty in writing.
Get specifics: Does it cover labor and materials if they need to come back? What voids the warranty—walking on the roof, adding satellite dishes, other contractors working up there? And crucially, if your company goes out of business, is the warranty still valid? Some contractors offer third-party workmanship warranty programs that survive even if the company closes.
Project Timeline and Weather Contingencies
Roofing projects in Western Washington come with a built-in wildcard: the weather. Our dry season runs roughly July through September, but even then, surprise showers happen. Fall through spring, expect rain delays.
Estimated Start and Completion
Ask: "When can you start, and how many days will the work take in ideal conditions?"
Most residential roof replacements take one to three days of actual work, depending on size, complexity, and pitch. Get a realistic start date in writing. If a contractor can start "tomorrow" in the middle of busy season, question whether they're too eager or lack other work.
Also ask what their current project backlog looks like. During peak season (late spring and summer), reputable contractors may book out weeks or even months in advance.
Weather Delays and Protection
Ask: "How do you handle rain delays, and how will you protect my home if weather interrupts the project?"
A roof tear-off leaves your home vulnerable. Professional contractors will tarp the exposed roof at the end of every day and have a plan if rain shows up mid-project. Ask what materials they use for weather protection and whether there's an additional cost if the job stretches due to weather.
Understand that weather delays are common here—especially October through May—and build that flexibility into your expectations.
Scope of Work and What's Included
Vague bids lead to surprise charges. A detailed scope of work protects both you and the contractor.
Written Scope and Exclusions
Ask: "Can you provide a detailed written scope of work, and what's NOT included in this bid?"
The scope should specify:
- Materials (brand, product line, color)
- Removal and disposal of old roofing
- Replacement of damaged decking (and how much is included before extra charges apply)
- Underlayment type (synthetic vs. felt)
- Flashing replacement (valleys, chimneys, skylights, vent pipes)
- Ventilation work (ridge vents, soffit vents)
- Gutter or fascia repairs
- Cleanup and debris removal
- Permit fees
Ask explicitly what triggers additional costs. For example, "We include replacement of up to 10 sheets of decking; additional sheets are $X each."
Moss, Algae, and Roof Prep
Ask: "Will you remove existing moss or debris before installation, or is that an extra charge?"
Seattle roofs often grow a healthy carpet of moss, especially on north-facing slopes under trees. Some contractors include moss removal and roof cleaning in their bid; others charge separately. Clarify upfront, because proper surface prep affects how well your new roof performs.
Payment Terms and Schedule
How and when you pay matters almost as much as what you pay.
Deposit and Progress Payments
Ask: "What's your payment schedule, and how much deposit do you require?"
Washington law limits the deposit a contractor can request before starting work: generally no more than one-third of the total contract price or $1,000, whichever is less, before work begins. Be wary of contractors who demand large upfront payments or want full payment before the job is complete.
A typical payment structure is a small deposit (or none), a mid-project payment after tear-off or significant material delivery, and final payment after completion and inspection. Never pay in full until you've verified the work, confirmed the inspection passed, and received all warranties and lien releases.
Lien Releases
Ask: "Will you provide lien releases from subcontractors and suppliers?"
If your contractor doesn't pay their suppliers or subcontractors, those parties can file a lien against your property—even if you paid the contractor in full. Protect yourself by requesting conditional and unconditional lien releases at each payment milestone. This documentation proves everyone in the payment chain has been paid.
References, Reviews, and Portfolio
Finally, trust but verify. Anyone can talk a good game.
Recent Local References
Ask: "Can you provide references from projects you completed in the past year in the Seattle area?"
Ask for at least three references with similar projects (same roof type, scope, etc.). When you call, ask whether the project stayed on budget, how the contractor handled problems, whether cleanup was thorough, and if they'd hire the contractor again.
Local references matter because they'll have dealt with the same weather, permits, and conditions you're facing.
Online Reviews and Complaints
Check Google, Yelp, the Better Business Bureau, and the Washington State L&I website for complaints or legal actions. No contractor is perfect, but look for patterns: repeated complaints about incomplete work, poor communication, or payment disputes are serious red flags.
Also look at how the contractor responds to negative reviews. A professional, constructive response tells you more than a five-star rating.
One Final Question to Ask Yourself
Before you sign a contract, ask yourself: "Do I trust this person to do what they say, and does their bid make sense?"
If a quote comes in far lower than others, there's usually a reason—shortcuts on materials, no permits, uninsured labor, or corners cut that will cost you later. The lowest bid isn't always the best value.
Similarly, if something feels off in your conversations—evasive answers, pressure tactics, reluctance to provide documentation—trust your gut.
FAQ
Do I need a permit to replace my roof in Seattle?
Yes, in nearly all cases. Seattle and most King County cities require a permit for full roof replacement. The permit ensures the work meets current building codes, includes proper inspections, and creates a record for future buyers. Some minor repairs (like replacing a few shingles) may not require a permit, but your contractor should confirm with the local building department. Never skip the permit to save money—it can cause major problems down the road.
How long does a typical roof replacement take in the Seattle area?
Most residential roof replacements take one to three days of active work, depending on the size of your home, roof complexity, and pitch. However, in Western Washington, weather delays are common, especially from October through May. Rain can push timelines back by days or even weeks during wet periods. A good contractor will give you a realistic timeline that accounts for our climate and explain how they'll protect your home during delays.
What's the difference between a workmanship warranty and a manufacturer's warranty?
A manufacturer's warranty covers defects in the roofing materials themselves—shingles that crack prematurely, for example. A workmanship warranty covers the quality of the installation: proper flashing, correct fastening, valley work, and other aspects of how the roof was built. Both are important. The manufacturer's warranty is typically longer (25–50 years), but it won't help if your roof leaks because of poor installation. Always get the contractor's workmanship warranty in writing and understand what it covers and for how long.