Hiring a Roofing Contractor: What Your Replacement Contract Should Include

Replacing an aging roof is one of the biggest home maintenance projects you’ll take on—and one of the easiest places for misunderstandings to turn into expensive surprises. If you’re about to hire a roofing contractor, the most important tool you have (besides doing your due diligence) is a clear, detailed roof replacement contract.

A well-written roofing contract protects you from vague scopes of work, open-ended pricing, “we thought you meant…” disputes, schedule delays, and warranty headaches. It also protects reputable contractors by setting expectations and documenting decisions. Below is a homeowner-focused guide to the roofing agreement terms that should appear in your roofing contractor contract—and what each one means in plain English.

Note: This article is educational and not legal advice. Contract requirements vary by state, city, and project type. When in doubt, consult a local attorney or building professional.

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Why your roof replacement contract matters (especially for aging roofs)

Older roofs often come with unknowns: hidden rot, compromised decking, outdated flashing, and ventilation issues. If your contract doesn’t anticipate those realities, you may be hit with change orders you didn’t expect—or you may end up with “lowest bid” work that doesn’t address underlying problems.

A strong roof replacement contract should:

• Define exactly what will be installed and how
• Set pricing rules and how changes are approved
• Allocate responsibility for permits, inspections, cleanup, and safety
• Provide clear workmanship and manufacturer warranty terms
• Establish timelines, payment milestones, and what happens if things go wrong

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1) Parties, property, and contractor licensing/insurance details

Start with the basics, but don’t treat them like boilerplate.

Your roofing contractor contract should clearly identify:

• Legal name of contractor, DBA (if applicable), address, phone/email
• Your name(s) as the property owner(s)
• Property address and any relevant access instructions
• License number (where required) and jurisdiction
• Insurance: general liability and workers’ compensation (or lawful exemption)

What to ask for

• A certificate of insurance (COI) sent directly from the insurer if possible
• Confirmation of workers’ comp coverage for all workers/subcontractors
• Clarification on who is responsible if a worker is injured on-site

Homeowner tip: If a contractor lacks proper insurance, you could be exposed to claims. This is one of the most important items to confirm before you hire a roofing contractor.

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2) Detailed scope of work (the heart of the contract)

Most disputes happen because the scope is vague. Your roof replacement contract should read like a checklist of everything included.

Include the roof system type and materials

Spell out:

• Roofing type (asphalt shingles, metal panels, tile, slate, flat/low-slope membrane, etc.)
• Brand and product line
• Color and profile
• Underlayment type (synthetic, felt, peel-and-stick in valleys/eaves, etc.)
• Ice-and-water shield locations and coverage
• Starter strips, ridge cap, and hip cap materials
• Fasteners type and corrosion rating
• Ventilation components (ridge vents, box vents, intake vents, baffles)

Tear-off and deck inspection

If you’re replacing an aging roof, the contract should specify:

• Whether it includes full tear-off (preferred) or overlay (often not recommended)
• How the contractor will inspect decking after tear-off
• What constitutes “damaged decking” and how it will be handled (see change orders below)

Flashing and penetrations

Many “new roof” failures are actually flashing failures. Your roofing agreement terms should list:

• Chimney flashing (step/counter flashing) and whether it will be replaced or reused
• Wall/sidewall flashing and kickout flashing
• Skylight flashing kits (brand/model)
• Pipe boots/penetration flashings
• Valley treatment (open metal valley vs closed-cut shingles, etc.)
• Drip edge and rake edge metal (gauge, color)

Gutters, fascia, soffits, and siding

If the project includes any related exterior work, spell it out—otherwise, confirm it is excluded.

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3) Code compliance and building permits

Your contract should state who is responsible for:

• Pulling permits
• Paying permit fees (included in price or billed separately)
• Scheduling inspections
• Bringing the roof up to current code (where required)

Some jurisdictions require upgrades like drip edge, ice barrier, or ventilation improvements. If those are likely, clarify how they’ll be priced and approved.

Contract language to look for: “Work will comply with applicable building codes and manufacturer installation instructions.”

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4) Timeline, work hours, and project management

Homeowners often assume a roof replacement will take “a day or two.” That’s sometimes true—but weather, decking repairs, and material delays can change everything. Your roofing contractor contract should include:

• Estimated start date and substantial completion date
• Work hours (especially important in HOA neighborhoods)
• How weather delays are handled
• Whether the contractor will work consecutive days once started
• Who the on-site supervisor is and how you’ll communicate

Pro tip: Require the contractor to keep the roof “dried in” (weatherproof) at the end of each day when feasible.

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5) Pricing structure: lump sum vs. unit pricing

A roof replacement contract should clearly state the price and what it covers.

Common formats:

• Fixed price (lump sum): One total price for defined scope
• Unit pricing: Price per sheet of decking, per linear foot of flashing, per square, etc.
• Time and materials (T&M): Less common for full replacements; riskier for homeowners

Watch for vague allowances

If the contract says things like “includes up to $X for repairs,” clarify:

• What triggers repair work?
• What happens if the allowance is exceeded?
• What proof is required (photos, measurements)?

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6) Change orders: the rules for “surprises”

Aging roofs hide problems. The difference between a well-managed project and a financial ambush is the change order clause.

Your roof replacement contract should require:

• Written change orders signed by you before extra work begins
• Clear pricing method (fixed, unit, or documented costs + markup)
• Photo documentation of damaged decking/rot (when possible)
• A cap or pre-approval threshold (e.g., “no additional work over $500 without written approval”)

Common change order items include:

• Decking replacement
• Fascia repairs
• Chimney/cricket rebuilds
• Ventilation upgrades
• Replacing rotted framing or rafters (often requires additional trades)

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7) Payment schedule and lien protection

Never rely on a handshake for payment terms. Your roofing contractor contract should specify:

• Deposit amount (and whether it complies with local rules)
• Payment milestones (e.g., deposit, after tear-off/dry-in, after completion)
• Payment method and due dates
• Whether final payment is contingent on completion items (cleanup, inspection pass, warranty documents)

Avoid paying too much up front

Many homeowners feel pressured to pay large deposits. A reasonable deposit varies by market and materials. The key is: payments should track progress, not promises.

Add lien-related protections

Depending on your state, subcontractors and suppliers may file liens if they aren’t paid—even if you paid the prime contractor. Consider requiring:

• Contractor warranty that all subs/suppliers will be paid
• Lien waivers (conditional and final) upon payments
• Identification of major suppliers

If you’re financing the roof, your lender may require specific lien waiver forms.

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8) Material delivery, storage, and property protection

Roofing is noisy and messy. Your contract should address:

• Where materials will be delivered and stored
• Whether a driveway will be blocked
• How landscaping, siding, windows, and HVAC units will be protected
• Use of plywood to protect lawns and flowerbeds (if needed)

Also include whether the contractor will use:

• Dump trailers vs. dumpsters
• Magnet sweeps for nails (and how many passes)

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9) Tear-off, debris disposal, and daily cleanup standards

Cleanup is not a “nice-to-have.” Your roofing agreement terms should specify:

• Who pays for disposal and landfill fees (usually included)
• Daily cleanup expectations
• Final cleanup requirements (magnet sweep, debris removal, gutter cleaning if debris accumulates)
• Repair responsibility for property damage caused by the crew

If you have kids, pets, or a shared driveway, ask for a safety plan for nails and debris.

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10) Warranties: workmanship vs. manufacturer coverage

This is a major point of confusion. Your roof may have multiple warranties:

Manufacturer warranty (materials)

Covers defects in shingles/metal/membrane, often with conditions:

• Must be installed per manufacturer instructions
• May require specific underlayment/ventilation
• May be prorated after a period
• May exclude labor unless you purchase enhanced coverage

Workmanship warranty (labor)

Provided by the contractor, covering installation errors for a stated period (e.g., 2, 5, 10 years). Your contract should specify:

• Warranty length and what it covers
• Exclusions (storm damage, foot traffic, other trades)
• Response time for leak calls
• Transferability if you sell the home

Homeowner tip: Ask for warranty documents in writing at project closeout, including product registration if needed.

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11) Ventilation and moisture management requirements

In many homes with aging roofs, the root cause of premature failure is poor ventilation, trapped moisture, or inadequate insulation/air sealing.

Your roof replacement contract should address:

• Existing ventilation assessment (intake and exhaust)
• Whether the contractor will add or modify vents
• How attic airflow will be balanced
• Whether bathroom/kitchen exhaust fans vent properly to the exterior

Even if attic insulation isn’t part of the project, the contract should at least clarify what will—and won’t—be evaluated.

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12) Safety, site rules, and responsibility for damage

Roofing is high-risk work. Contract clauses often include safety requirements, but homeowners should confirm:

• Compliance with OSHA standards
• Fall protection practices
• Who is responsible for securing the site each night
• Whether you need to move cars, patio furniture, or outdoor items

Also include a straightforward clause on:

• Responsibility for damage to landscaping, siding, windows, and outdoor fixtures caused by the contractor or subcontractors

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13) Subcontractors: who’s actually doing the work?

Many companies sell the job and subcontract the labor. This can be fine—if managed well. Your roofing contractor contract should state:

• Whether subcontractors will be used
• Whether they’re insured and licensed (as required)
• Who supervises them
• Who is responsible for workmanship and warranty service (should be the contractor you pay)

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14) Dispute resolution, termination, and attorney fees

Hopefully you never need these sections—but if you do, you’ll be glad they’re clear.

Consider including:

• A process for raising issues (written notice, opportunity to cure)
• Mediation or arbitration options (or court venue)
• Termination rights (for cause, non-performance, unsafe practices)
• What happens to materials on-site if the contract is terminated
• Whether attorney fees are recoverable (varies by state and fairness concerns)

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15) Insurance claims and storm damage language (if applicable)

If your replacement is tied to hail/wind damage, your contract should clarify:

• Whether the contractor is assisting with insurance documentation
• Whether the scope depends on insurer approval
• How supplements are handled
• That you are not obligated to proceed if the claim is denied (if that’s the deal)

Be cautious of contracts that try to assign your insurance benefits without clear explanation. If you see “assignment of benefits” language, consider getting local legal advice.

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16) Completion criteria and final walkthrough checklist

Define what “done” means. Your roof replacement contract should include:

• Final inspection requirements (your walkthrough and any city inspection)
• Delivery of warranty documents
• Proof of permit closure (if applicable)
• Confirmation that all debris is removed
• Photos of completed work (optional but helpful)
• A punch-list process for minor remaining items

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Red flags in roofing contractor contract terms

When you hire a roofing contractor, be cautious if you see:

• Vague scope (“replace roof as needed”)
• No mention of underlayment, flashing, or ventilation
• Large deposit with no milestone payments
• Verbal promises not included in the written contract
• No change order process
• Warranty language that’s unclear or extremely limited
• Contractor refuses to provide proof of insurance/licensing

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A homeowner-friendly roof replacement contract checklist (quick reference)

Before signing, confirm your contract includes:

• Contractor identity, license, and insurance
• Detailed materials and installation scope
• Tear-off, decking inspection, and repair pricing rules
• Flashing/penetration details
• Permits and code compliance responsibility
• Timeline and weather-delay provisions
• Payment schedule + lien waivers
• Cleanup and disposal requirements
• Warranties (labor + manufacturer) and warranty process
• Change order process requiring written approval
• Subcontractor disclosure
• Dispute resolution and termination terms
• Final completion criteria and closeout documents

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Final thoughts: your contract is your best protection

A roof replacement is a major investment, and the contract is where quality and accountability become enforceable. If you’re comparing bids, don’t just compare price—compare roofing agreement terms. The best contractor is often the one willing to put specifics in writing and explain them clearly.

If you want help generating a clear, homeowner-friendly roof replacement contract with the right clauses and structure, you can use an AI-powered contract generator like Contractable to create and customize a roofing contractor contract that fits your project—visit https://www.contractable.ai.

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Other questions homeowners ask (to keep learning)

• What should I check before I hire a roofing contractor (licenses, insurance, reviews)?
• How do I compare roofing bids beyond the price?
• Should my roof replacement contract include ventilation upgrades?
• What’s a reasonable deposit and payment schedule for a roof replacement?
• What is a lien waiver, and when should I request one?
• How do I handle rotten decking found during tear-off?
• Should flashing be replaced or can it be reused?
• What warranties should I expect for materials vs workmanship?
• Do I need a permit for a roof replacement in my city?
• What’s the difference between a “square” and a “bundle” in roofing estimates?
• How long should a roof replacement take, and what delays are normal?
• How do I document issues if I believe the roof was installed incorrectly?