Tear-off of old roofing (or, where allowed, an overlay)
Inspecting and replacing damaged roof decking
Underlayment, ice/water barrier where required, drip edge and flashing
New shingles, metal or other roofing
Ventilation, cleanup and nail pickup
What should happen, step by step
Use this as a checklist while the job is underway. If a step is skipped, ask why.
Durations are typical planning ranges from Corky's field experience, not guarantees. Weather, inspections, material lead times and surprises behind walls change them.
How long it usually takes
Many single-family re-roofs take one to a few days of work once started. Steep roofs, multiple layers, deck repairs and weather can add time.
General guidance only. Your contractor's written schedule is what counts.
Inspections to expect
Re-roof permit and final inspection in many jurisdictions
Some areas require a mid-roof (deck/underlayment) inspection
Which inspections apply depends on your city or county. Ask your contractor to share each passed inspection result. Understanding permits & inspections
What drives the cost
Roof size, pitch and complexity (valleys, dormers, skylights)
Number of layers to remove
Amount of rotten decking to replace (often priced per sheet)
Common pattern: deposit or payment on material delivery, balance on completion and passed inspection. Be cautious of full payment up front, especially after storms.
Pay a modest deposit, then progress payments tied to finished, visible milestones (e.g., 'rough-in passed inspection'), never to dates alone.
Keep payments at or behind the work completed - you should never have paid for much more than has been done and delivered.
Hold the final payment until the final inspection is passed, the punch list is finished and you have lien waivers.
Avoid cash. Pay by check or card so there is a record, and get a receipt for every payment.
Deposit limits vary by state: California, for example, caps a home improvement down payment at 10% of the price or $1,000, whichever is less. Arizona has no single statewide percentage cap that we are aware of, so negotiate it and put it in the contract. Check your state's rules.
Storm chasers knocking after a storm, pressuring you to sign today
Offers to 'cover' or waive your insurance deductible
Asking you to sign over your insurance check
Vague line for decking with no per-sheet price
Reusing old flashing on a full replacement without explaining why
No per-sheet decking price in writing
Asking for full payment before materials arrive
Offers to handle your insurance claim for a fee or percentage without a proper license
Also watch for the general warning signs: large upfront payments, cash-only, no written estimate, pressure to sign today and no proof of license or insurance.
Questions to ask before you sign
Is tear-off included, and how many layers?
What is your price per sheet for replacing bad decking?
Will you replace flashing and drip edge?
Which manufacturer warranty applies, and what is your workmanship warranty?
Who pulls the permit, and is there a final inspection?
Will you send photos of the bare deck before it is covered?
How will the roof stay watertight if weather hits mid-job (monsoon)?
Get the answers in writing, in the contract. Always ask for the contractor's license number and proof of insurance, and check the license with your state or local licensing agency. How to hire a contractor · Quick question? Contractor's Desk ($5)
Warranty
Shingle manufacturers offer product warranties; enhanced warranties often require certified installers and registration. Contractor workmanship warranties vary widely - get the years in writing.
Expect two kinds of warranty: the manufacturer's product warranty (shingles, windows, fixtures, equipment) and the contractor's workmanship warranty on the installation. Get both in writing with the length, what is covered and how to make a claim. Many product warranties require registration or installation per the manufacturer's instructions. In Arizona, a homeowner can file a workmanship complaint against a licensed contractor with the Registrar of Contractors within two years of the last work performed on a remodel or repair.
DIY vs. hire out
Usually OK to DIY
Cleaning gutters from a ladder with a spotter
Looking at the roof from the ground or with binoculars after storms
Hire a licensed pro
Anything on the roof itself - OSHA lists falls among the most common causes of serious work-related injuries and deaths
Flashing and leak repairs
Some work legally requires a licensed contractor and a permit even on your own home. Check your state and city rules.
Permits to expect
Many areas require a permit for roof replacement, and some limit the number of layers allowed. Permit rules are set by your city, county and state, so they vary a lot. Call or check the website of your local building department before work starts. When a permit is required, the licensed contractor usually pulls it in their own name.
General information, not legal advice. Requirements vary by location.
Check a contractor license: search your state's contractor licensing board, or find your state consumer protection office. External sites open in a new tab; Corky's MHS™ is not affiliated with them.
Please note
Educational information only - not legal, engineering or code advice. Rules vary by state, county and city, and change over time. Check with your local building department and licensing board, and read your own contract.
Have an estimate in hand?
A Second Look Review puts an independent set of eyes on the pricing, scope and missing items before you sign. Just have a question? The Contractor's Desk answers it for $5.