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Hiring a roofing contractor is one of the biggest decisions you'll make as a homeowner. A quality roof protects your family and your investment for decades. A bad contractor can leave you with leaks, code violations, and voided warranties. Here are the 10 questions every Lake County homeowner should ask before signing a contract.
1. Are You Licensed in the State of Florida?
This isn't optional—it's the law. Florida requires roofing contractors to hold a state license (starting with CCC or CRC). Don't accept a general contractor license or a license from another state.
What to look for: Ask for the license number and verify it at myfloridalicense.com. Check that the license is active and matches the company name.
Red flag: Any hesitation or excuse about licensing. Unlicensed contractors leave you liable if workers are injured on your property.
2. Do You Carry Workers' Compensation and Liability Insurance?
Insurance protects YOU. If an uninsured worker falls off your roof, you could be sued. If a subcontractor damages your property, you're stuck with the bill.
What to look for: Ask for a Certificate of Insurance and verify it's current. Call the insurance company to confirm coverage.
Red flag: Vague answers like 'we're covered' or reluctance to provide documentation.
3. Will You Pull the Required Permits?
Lake County requires permits for roof replacements. The permit process ensures the work meets Florida building codes—crucial for hurricane resistance and insurance compliance.
What to look for: The contractor should handle the permit process as part of the job. The permit cost should be included in your quote.
Red flag: 'We can skip the permit to save you money.' This could void your insurance and cause problems when selling your home.
4. How Long Have You Been in Business in Central Florida?
Florida roofing is different. Our hurricanes, UV exposure, and humidity create unique challenges that out-of-state contractors don't understand.
What to look for: At least 3-5 years of experience in Central Florida. Local references you can actually contact.
Red flag: Storm chasers who show up after hurricanes and disappear after collecting payment.
5. What Roofing Materials Do You Recommend for My Home?
A good contractor assesses your specific situation—roof pitch, home style, budget, and local conditions—before recommending materials.
What to look for: Thoughtful recommendations with pros and cons explained. Willingness to discuss alternatives.
Red flag: High-pressure sales for a specific product regardless of your needs. Especially if they claim to have 'leftover materials' from another job.
6. Do You Use Subcontractors or Your Own Crew?
This affects quality control and accountability. Subcontractors aren't necessarily bad, but you need to know who's actually doing the work.
What to look for: Clear answer about who does the work. If subcontractors, verify they're also licensed and insured.
Red flag: Can't provide clear information about who will be on your property.
7. What Warranties Do You Offer?
You should receive two warranties: the manufacturer's material warranty AND the contractor's workmanship warranty.
What to look for: Written warranties with clear terms. Manufacturer warranty registration. Workmanship warranty of at least 2 years (5+ is better).
Red flag: Verbal warranties only, or workmanship warranties under 1 year. Also beware: manufacturer warranties are often voided if installation doesn't meet specs.
8. Can I See Your Recent Reviews and References?
Online reviews tell you how the company actually performs, not just what they promise. Pay attention to how they handle complaints.
What to look for: Strong Google reviews (4.5+ stars). Consistent positive feedback about communication and quality. Professional responses to any negative reviews.
Red flag: No online presence, reviews only on their website, or defensive/angry responses to criticism.
9. What's Included in Your Quote?
A professional quote should itemize everything: materials, labor, permits, tear-off, deck repair allowance, flashing, drip edge, disposal, and cleanup.
What to look for: Detailed written estimate with material specifications (brand, type, color). Clear payment terms.
Red flag: Verbal quotes, vague estimates, or requests for full payment upfront. A standard payment schedule is 10-30% deposit, balance due upon completion.
10. How Will You Handle Unexpected Issues?
Once the old roof comes off, hidden damage often appears. Rotted decking, damaged trusses, or inadequate ventilation may need addressing.
What to look for: Clear explanation of how deck repair is priced (per sheet or per square foot). Change order process for additional work.
Red flag: 'We'll figure it out' or no mention of potential extra costs. This is where budget overruns happen.
Bonus Question: Do You Offer Financing?
A new roof is a significant investment. Many reputable contractors offer financing options to help homeowners budget for necessary work.
What to look for: Multiple financing options with competitive rates. Clear terms and no hidden fees.
The Pro Specialty Services Difference
At Pro Specialty Services, we welcome these questions—in fact, we answer most of them before you even ask. Owner Caleb Hutchinson personally meets with every homeowner to discuss your specific needs.
We're proud to share our credentials:
- Licensed: Four active Florida contractor licenses (CCC1335465, CCC1332012, CGC1538852, CRC1332909)
- Insured: Full liability and workers' compensation coverage
- Local: Based in Eustis, serving Lake County since 2019
- Rated: 5.0 stars on Google with 64+ reviews
- Warranty: Comprehensive workmanship warranty on every job
Get Your Questions Answered
Ready to talk with a contractor who treats you with respect and answers your questions honestly? Contact Pro Specialty Services for a free roof inspection and estimate. We serve Eustis, Mount Dora, Tavares, Leesburg, The Villages, and all of Lake County.
Caleb Hutchinson
Owner, Pro Specialty Services
"I wrote this guide because I've seen too many Lake County homeowners get burned by unlicensed contractors and storm chasers. These questions aren't meant to be confrontational—any reputable contractor will welcome them. If a contractor gets defensive or evasive, that tells you everything you need to know."
