How to Choose a Commercial Roofing Contractor in Los Angeles
Choosing a commercial roofing contractor is one of the larger decisions an owner or property manager makes. The roof protects the building, the tenants and everything inside, and a poor job can mean leaks, disruption and a second bill.
Prices differ from bid to bid, but price is the least useful way to compare them until you know that each contractor is offering the same work, backed by the same license, insurance and warranty.
This guide covers what to verify before you hire, ten questions to ask, the red flags to watch for and what a good written proposal includes.
What to Verify Before You Hire
Start with the basics that you can check yourself. A contractor who is happy to prove them is usually a contractor who has nothing to hide.
- A California contractor license. Roofing contractors in California need a license, and you can look up any license number on the Contractors State License Board website to see that it is active and in good standing.
- Insurance. Ask for a certificate of insurance showing liability coverage and workers’ compensation, and ask whether you need to be named on it.
- Experience with your kind of roof. A flat roof on a warehouse is a different job from a shingle roof on a house. Ask for photos of similar buildings.
- A local office. A contractor with offices near the building can respond faster when something goes wrong.
Quality Roofing Specialists is a licensed, bonded and insured California contractor, CSLB license #1061942, licensed since January 3, 2020.
Ten Questions to Ask a Commercial Roofing Contractor
Put these to every contractor you consider and compare the answers side by side.
- Who will survey the roof, and will I see photos of what they find?
- Will I get a written scope and price before any work starts?
- What roof system do you recommend, and why is it right for this building?
- How will the work be phased so the building can stay open?
- Who pulls the permits?
- What warranty comes with the work, and what exactly does it cover?
- How do you protect the building, tenants and inventory during the work?
- Who will be my point of contact, and how will you keep me updated?
- What happens if you find damage to the deck or insulation once the old roof is off?
- Can you give me a recent job to look at, or references from a similar building?
What a Good Commercial Roofing Proposal Includes
A proposal should let you compare contractors on the same terms. Look for these parts:
| Part of the proposal | What it should say |
|---|---|
| Scope of work | Exactly what is removed, repaired and installed, section by section |
| Roof system and materials | The membrane or system, how it is attached, and any insulation or cover board |
| Flashing and details | How walls, curbs, penetrations, drains and edges will be handled |
| Phasing and schedule | The order of the work and how the building stays open |
| Permits | Who pulls them and whether the cost is included |
| Warranty | What the contractor warrants, for how long, and what the manufacturer covers |
| Exclusions | What is not included, such as concealed deck damage, and how it will be priced if found |
| Price and payment terms | The total and when payments are due |
Red Flags
- No license number, or one you cannot verify.
- A verbal price with nothing in writing.
- A vague scope that says “new roof” without saying what is removed, repaired and installed.
- Pressure to sign today.
- No answer on who pulls the permits.
- A warranty that is hard to explain.
- Door-to-door storm chasers who promise things they cannot back up.
How We Work With Commercial Clients
Every commercial project at QRS starts with a roofer-led roof survey and a written scope and price. We photo-document what we find, plan the work around how your building runs and keep your building open during the work.
We pull the building permits, and we hand over closeout photos for your records. Our installs are backed by a 10-year workmanship warranty, and the materials carry the manufacturer’s warranty, which depends on the product.
See our commercial roofing services, including commercial roof repair, commercial roof replacement and commercial roof maintenance.
Frequently Asked Questions
How do I check a roofing contractor’s license in California?
Look up the license number on the Contractors State License Board website. It shows whether the license is active, its classification and any complaints on record.
Should I get more than one bid for a commercial roof?
Yes, for a major project. Make sure each bid covers the same scope, the same system and the same warranty, so the prices are comparable.
What insurance should a commercial roofing contractor have?
At minimum, liability insurance and workers’ compensation. Ask for a certificate of insurance, and ask your own insurer or attorney whether you need to be named on it.
What is a roof survey?
A roofer walks the roof section by section, photographs drains, seams, flashing and equipment, and reports the condition in plain English. At QRS the survey comes before any scope or price, and it shows whether the roof needs repair, maintenance or replacement.
Can a commercial roof be replaced while the building stays open?
Yes, when the work is phased. The roof is replaced section by section, with each section dried in as it is opened. See our guide to commercial roof replacement planning.
Choose on Facts, Not on the Lowest Number
The right commercial roofing contractor is the one who shows you what is wrong, writes down what they will do and stands behind it.
Quality Roofing Specialists provides commercial roofing across Los Angeles and Orange County, from offices and retail to warehouses and industrial buildings.
To start, request a roofer-led roof survey and get photos, a written scope and a price before any work begins.
Contact Quality Roofing Specialists to request a commercial roof survey.
