Pick a roofer who is registered with Washington L&I, insured, willing to put everything in writing and happy to show you photos of your own roof. This page explains how to check each of those. It is general information, not legal advice.
How do I choose a roofer?
To choose a roofer, check five things before you compare prices:
- Active contractor registration with the Washington Department of Labor & Industries.
- A current bond, liability insurance and workers' compensation account.
- A local phone number and recent local jobs you can drive past.
- A detailed written quote, not a single number.
- Clear answers about who will be on your roof and who supervises.
What questions should I ask a roofer?
These are the questions to ask before you sign:
- What is your L&I registration number?
- Will your own crew do the work, or a subcontractor?
- Is this a full tear-off? What happens if you find rotten decking, and what is the price per sheet?
- Which flashing, vents and pipe boots are new and which are reused?
- How will you handle rain during the job?
- Does this job need a Bellevue permit, and who gets it?
- What workmanship warranty do you give, in writing?
- How do you protect the yard, and how do you pick up nails?
How do I check a roofer's licence and insurance?
Look up the roofer on the L&I Verify a Contractor tool on lni.wa.gov. It shows whether the registration is active, whether the workers' compensation account is paid up, any citations and any lawsuits filed against the bond. Search by business name or registration number. Then ask the roofer for a certificate of insurance sent to you directly by their insurance agent. Check that the business name on the contract matches the one on the registration.
How much deposit is normal?
A modest deposit to book the date or order materials is normal, with the balance due when the work is finished. We did not find a Washington statute that caps a roofing deposit at a set percentage, so we give no legal limit. Be wary of anyone asking for most of the money before materials arrive. Tie each payment to something you can see: materials delivered, roof complete. Is half up front normal? It is on the high side for an ordinary shingle job. It can be reasonable when special-order material such as metal panels has to be paid for in advance. If you are asked for half, ask what it buys and get a receipt and a delivery date.
What should the contract say?
The contract should state the full scope and price in writing. Washington law sets some of the content. For residential roofing jobs over $1,000 that fall under RCW 19.186, the written contract must include:
- An itemized list of the work.
- The grade or brand of materials.
- The dollar amount of the contract.
- The name and address of the salesperson.
- The contractor's name, address and registration number.
- Whether any work will be subcontracted.
- Whether you intend to get a loan for the job, with the cancellation notice the law requires.
Separately, RCW 18.27.114 requires contractors to give customers a written disclosure notice on residential jobs of $1,000 or more. It explains the bond and warns that unpaid suppliers or subcontractors can lien your property.
What are the red flags of a roofing scam?
The red flags are these:
- A knock on the door right after a wind storm, with pressure to sign today.
- No L&I registration, or a name that does not match the registration.
- Cash only, or a large payment before any material is delivered.
- An offer to cover your insurance deductible.
- A claim of hail damage with no dated photos.
- A price far below every other quote.
- No written contract, or one with blanks.
What is the difference between a material warranty and a workmanship warranty?
A material warranty comes from the shingle or membrane maker and covers defects in the product. A workmanship warranty comes from the roofer and covers how it was installed. Most roof problems in the early years are installation problems, so the workmanship warranty is the one to read closely. Ask how long it runs, what it excludes and whether it is in writing. Ask also whether the maker's warranty needs registering and whether it passes to a buyer.
What is a lien waiver and should I ask for one?
A lien waiver or lien release is a signed statement that a supplier or subcontractor has been paid and gives up the right to lien your property for that payment. Yes, ask for one on a large job. Washington's contractor disclosure notice says you may request lien release documents from each supplier and subcontractor on your project. Without them, you could be asked to pay twice if your roofer does not pay for the shingles.
What can I do if the roofer will not come back to fix a problem?
If the roofer will not come back, start in writing. Send a dated letter or email with photos, describe the fault and give a reasonable deadline. If that fails, Washington's route is a claim against the contractor's bond. L&I's guidance says the suit is filed in the Superior Court of the county where the work was done, and copies of the summons and complaint are sent to L&I, which serves the contractor and the bonding company. L&I does not mediate the dispute or order repairs, and recovery is limited to the bond amount. Time limits apply, so do not wait. Speak to an attorney about your own case.
How many quotes should I get?
Three written quotes is a sensible number for a roof replacement. Fewer gives you nothing to compare. Many more mostly adds confusion. Make sure each one prices the same scope: tear-off, decking allowance, underlayment, flashing, ventilation and clean-up.
Should I pay cash or pay in full up front?
No. Do not pay in full up front, and avoid cash with no receipt. Pay by check or card so there is a record, and hold the final payment until the job is complete, the site is clean and you have walked the roof photos with the roofer. A contractor who needs the whole price before starting is telling you something about their finances.
I paid a deposit and the roofer disappeared. What can I do?
Act quickly and in writing. Send a dated letter and email that states what you paid, what was promised and a deadline to start or refund. Keep the contract, the receipt and every message. Look the contractor up on L&I's Verify a Contractor tool. If they are registered, L&I says you can file suit against their bond, and that its Homeowner Recovery Fund may be an option when losses remain after that. If they are not registered, L&I takes reports online and on its fraud line, 1-888-811-5974.
If you paid by card, ask the card company about a dispute right away. Small claims court and an attorney are the other routes. This is general information, not legal advice.
The contractor took the insurance check and did not finish the roof. What now?
Treat it as an unfinished contract and tell your insurer at once. If the contractor has the insurance check and the work has stopped, write to them with a deadline to return and finish. Send your insurer and any mortgage company the same facts, and ask that no further payment go to the contractor directly. Then use the same routes as for a lost deposit: the contractor's bond through L&I's process, and an attorney for the amount involved.
To prevent it, have claim payments made out to you and pay the roofer in stages as work is completed.
There are nails in the yard and a dented gutter. Can I hold back the final payment?
You can reasonably hold back part of the final payment for unfinished or damaged items, if you do it openly and in proportion. Read the contract first for what it says about completion and payment. Walk the job with the roofer, list each item in writing with photos and agree a date to fix them. Offer to pay the rest now and keep back a sum that fits the open items.
Withholding the whole balance over a small punch list can put you in breach, and an unpaid contractor has lien rights in Washington. For a serious dispute, ask an attorney. This is general information, not legal advice.
What good is a warranty if the roofer goes out of business?
A workmanship warranty ends in practice when the roofer goes out of business, because there is nobody left to honor it. The manufacturer's material warranty carries on, but it covers defects in the product and not installation errors. Some makers sell extended warranties that include workmanship and are backed by the maker. Ask what is available for your roof. Your other protection is at the start: a registered, established company, photos of the hidden work and a written contract.
Can a roofer start without a signed contract?
A roofer should not start a re-roof without a signed contract, and you should not let one. Washington's RCW 19.186 requires a written contract with set contents for the residential roofing jobs it covers. Without a written contract you have no agreed scope, price or payment schedule to point to if something goes wrong. A true emergency tarp is the one case where work starts on a phone call. Even then, ask for the price in a text or email first.
A free roof inspection with photos and a written quote is the only way to get a real price for your roof. Call or text The Bellevue Roofers at (425) 522-5354.