Choosing a roofer is a bigger decision than choosing a roof. A good product badly installed will fail, and a contract signed in a hurry can cost far more than the work. This guide sets out how to choose a roofing contractor in Florida using things you can check yourself: the state licence, the offers Florida law bans, the paperwork a proper job produces, and the questions that separate a careful contractor from a careless one.
How do you check a roofing contractor’s licence in Florida?
Search the contractor’s name or licence number on the Florida Department of Business and Professional Regulation’s licence search. Check that the licence is active, that the name matches the company on your contract, and that the licence covers roofing. Do this before anyone starts work or takes a deposit.
The state’s licence search is on the DBPR’s official licensing portal, under “Verify a Licensee.” Florida law defines a roofing contractor in section 489.105 as a contractor whose services are unlimited in the roofing trade, covering all kinds of roofing, waterproofing and coating. Its scope also includes required roof-deck attachments and repairing or replacing wood sheathing or fascia as needed during roofing.
What to check on the licence record:
- Status. The licence should be current and active.
- Name. It should match the business named on your quote and contract.
- Type. It should cover the roofing work you are hiring them for.
If a contractor cannot or will not give you a licence number to check, that tells you what you need to know.
What offers does Florida law ban roofers from making?
Florida bars contractors from offering inducements to get you to agree to a roof inspection or an insurance claim. Under section 489.147, a contractor may not offer a gift, cash, a gift card, a waiver of your insurance deductible, or anything else of value in exchange for inspecting your roof or for you making a claim.
Section 489.147 also prohibits soliciting homeowners through prohibited advertisements, and provides for a fine for each violation. An unlicensed person who does these things is treated as engaging in unlicensed contracting.
Treat any of these as a reason to walk away:
- An offer to pay or waive your deductible.
- A gift card or cash for letting them inspect your roof.
- A promise of a free roof in exchange for filing a claim.
- Pressure to sign a contract on the spot after an unsolicited visit.
Can a roofer take over your insurance claim?
Not for newer policies. For residential property insurance policies issued on or after January 1, 2023, Florida law says a policyholder may not assign post-loss insurance benefits, in whole or in part, and any attempt to do so is void, invalid and unenforceable. Be wary of any contract that tries.
That rule is in section 627.7152(13). A legitimate contractor can help you document damage and explain what they find, but the claim remains between you and your insurer. Report claims yourself and promptly: under Florida’s claim-notice statute, a new or reopened claim must be reported within 1 year of the date of loss, and a supplemental claim within 18 months.
What paperwork should a proper roofing job produce?
A written, itemized contract, a building permit where the work needs one, product approval numbers for the materials, a final inspection, and an invoice that matches the contract. Together these protect you, show your insurer what was done, and form the record a future buyer will ask for.
The itemized contract
Get the scope in writing before work starts, with each item priced separately: tear-off, deck repair per sheet, underlayment and any secondary water barrier, the covering, flashing and trim, the permit and the clean-up. An itemized contract lets you compare quotes fairly and makes it clear what was promised.
The contract should also name the specific products being installed, the start and finish dates, the payment schedule and what happens if hidden damage is found. Vague contracts that describe the job as “new roof” with a single price leave room for disputes later. If something is missing from the quote, ask for it to be added in writing before you sign, not explained verbally afterwards. Keep a signed copy with your insurance documents.
The permit and final inspection
A re-roof generally needs a building permit, and the permit’s final inspection becomes part of your home’s record. Orange County’s roof permit page covers new roofs, additions, repairs and re-roofs, and asks for the work value, roof area and material types.
The county page also states that only a licensed contractor can give power of attorney to an agent to handle the permit, and that the power of attorney must be original, site specific and notarized. If you choose to act as an owner-builder instead, the county requires an Owner Builder Disclosure Statement. In the City of Orlando, the permits and inspections page explains how to check a permit’s status by address or parcel ID, so you can confirm a permit has actually been pulled.
Product approvals
Every covering used in Florida should carry a Florida product approval, which you can look up in the state’s product approval search. Ask for the approval number of the exact product being installed, not just the brand.
The approval ties the product to the conditions it was tested for and the way it must be installed. It is also what Florida’s wind mitigation form, OIR-B1-1802, asks for when it records your roof covering, so keeping it on file can matter for insurance discounts later. A contractor who cannot tell you the approval number is asking you to take the product on trust. Write the number on your copy of the contract, so it stays with the rest of the job’s paperwork.
A matching invoice and records
At the end, the invoice should match the contract, including any agreed changes such as extra deck panels, with photos where possible. Keep the invoice, the permit and the final inspection together.
Those documents are your proof of what was done and when. Some insurers accept permits, county records and contractor documents with paid invoices as proof that a roof was replaced, so this paperwork can affect your insurance for years. If you sell the house, a buyer’s inspector or insurer may ask for the same records. Ask the contractor for digital copies too, so a lost paper file does not leave you without proof of the work.
What questions should you ask a roofer?
Ask questions that a careful contractor can answer in writing: their licence number, how they will handle hidden deck damage, what products they will use, who pulls the permit, and what the warranty covers. Compare the answers between contractors, not just the prices.
- What is your Florida licence number, and does it cover this work?
- What is the product approval number of the covering you are quoting?
- How will you price and show me any rotted decking found at tear-off?
- Will deck fastening be upgraded, and is a secondary water barrier included?
- Who will pull the permit and book the final inspection?
- What does the warranty cover, who issues it, and for how long?
- Can you give me written findings, with photos, of the roof’s current condition?
- What happens if the work runs into my insurance claim?
How do you compare two roofing quotes?
Line by line, for the same scope. Put each quote’s items side by side: tear-off, deck repair per sheet, underlayment and water barrier, covering by product approval number, flashing, permit and warranty. A gap in price can turn out to be a gap in scope, and the lower quote may simply leave something out.
| Compare | What to look for |
|---|---|
| Measured roof size | Each quote should price the same number of squares |
| Deck repair | A price per sheet, not “as needed” with no figure |
| Water barrier | Whether one is included, and what type |
| Covering | The same product, or each quote’s approval number |
| Permit | Who pulls it and books the final inspection |
| Warranty | What it covers, who issues it, how long |
If one contractor recommends replacement and another recommends repair, ask each to show you the evidence by area of the roof. The one who can show you is the one to trust.
How do you spot a roofing contractor who is cutting corners?
Watch for pressure, vagueness and missing paperwork. A contractor who pushes for a signature on the spot, will not put the scope in writing, cannot give a licence or product approval number, or asks you to sign over insurance benefits is showing you the problems you would have later.
Red flags to take seriously:
- No licence number, or one that does not match the company name.
- An offer of gifts, cash or a deductible waiver.
- A single price with no itemized scope.
- Reluctance to pull a permit.
- Large payment demanded before any work or materials arrive.
- A recommendation to replace with no evidence of where the damage is.
What should you do once the job is finished?
Check the paperwork before the final payment. Confirm the permit has passed its final inspection, the invoice matches the contract, and you have the product approval numbers, photos and warranty documents. Then consider a new wind mitigation inspection, because a re-roof can change what the report records.
Florida’s wind mitigation form, OIR-B1-1802, states that it is valid for up to five years provided no material changes have been made to the structure. A new roof, with upgraded deck attachment or a secondary water barrier, is the kind of change worth having inspected again, so your insurer can see the improvements.
A short close-out list:
- Final inspection passed and recorded on the permit.
- Invoice matches the contract, with any extra deck panels shown.
- Product approval numbers and photos on file.
- Warranty documents received, with any registration completed.
- A new wind mitigation inspection, if upgrades were installed.
How long should a new roof last?
The National Roofing Contractors Association says most new roofs are designed to give useful service for about 20 years, and some types, such as clay tile and certain metals, can last longer. How long yours lasts depends heavily on installation, which is why choosing the contractor matters as much as choosing the roof.
Source: NRCA. Use the checks above with any contractor you consider, including us. Residential Roofing Orlando will answer each of these questions in writing, so you can compare us like for like with anyone else you are considering. Start on our home page or call (407) 305-0865.
Frequently asked questions
These are short answers to questions homeowners search about choosing a roofer. Each points back to a fuller section above, where the sources sit. These summaries are not legal advice; for a specific contract or claim, check with your insurer or an attorney.
How can you tell a good roofer?
A good roofer has an active Florida licence you can verify, gives you an itemized written scope, names the products and their approval numbers, pulls the permit, and backs a replacement recommendation with written findings and photos.
How do you know if your roofing contractor is ripping you off?
Compare itemized quotes for the same scope, ask for evidence of any damage they say they found, and check that the invoice matches the contract. A single unexplained price, or charges for work you never saw evidence of, are warning signs.
How do you spot a bad roofing company?
No verifiable licence, pressure to sign immediately, offers of gifts or deductible waivers, vague single-price quotes, reluctance to pull a permit, and requests to sign over your insurance benefits.
How do you tell if a roofer is lying?
Ask for evidence. A roofer recommending replacement should show you photos of the damage by area of the roof, and put the findings in writing. Getting a second inspection and quote is the simplest check.
