HomiCrew
Aerial view of a house with a white standing-seam metal roof and several dormers.

Photo: Wikideas1, “Standing seam metal roof - white”, CC0 1.0, via Wikimedia Commons. Resized and converted to WebP; shown cropped.

Full guideCan be urgent

Roofing & gutters

Repairs, full replacements, flashing, skylights, gutters.

On this page12 sections: urgent, quote, red flags, permits…

Is it urgent?

Stay off a damaged or wet roof and look from the ground.

Emergency: call now

  • Active leak inside
  • Storm opening in the roof
  • Sagging, stained ceiling
  • Water near lights or outlets

Within a day or two

  • Slow leak, not dripping now
  • Shingles lifted by a storm
  • Exposed flashing
  • Damp spot, not spreading

Can wait: schedule it

  • Old roof, replacement quote
  • Gutter cleaning
  • Granule loss or curling
  • Insurance estimate, no leak
Rule of thumb: A replacement quote or an old roof is never an emergency. An active interior leak always is.Good to know: Speed protects the interior, and is often required by your insurance to mitigate further damage. Take photos and keep receipts for anything you do, such as a tarp.
The full list, in the guide's words

Safety first: Stay off a damaged or wet roof and look from the ground. If water is coming through the ceiling near lights or outlets, stay clear and turn the power off at the breaker only if you can reach it safely. For a downed power line near the house, stay far back and call 911 and your utility.

Emergency: call now

  • Any active leak coming into the home
  • A storm-created opening: a tree impact, a blown-off section, a hole from debris
  • A sagging or water-stained ceiling that risks collapse
  • Water reaching light fixtures or outlets, especially with more weather coming

Within a day or two

  • A slow or intermittent leak with no active dripping
  • Missing or lifted shingles after a storm has passed
  • Exposed flashing, or a damp spot that is not spreading

Can wait: schedule it

  • Roof age concerns, replacement quotes, gutter cleaning and inspections
  • Granule loss, curling shingles and other cosmetic issues
  • Insurance-claim estimates with no active leak

This is general guidance, not a diagnosis. If anyone is in danger, call 911 first.

A roof, layer by layer

The layers under the shingles, pulled apart so you can see each one. A quote should say which are replaced.

  1. Layer 1Shingles (or metal, tile). The visible layer. It sheds water but is not the whole waterproofing.
  2. Layer 2Underlayment. Water-resistant sheet under the shingles; the backup if wind-driven rain gets in.
  3. Layer 3Ice-and-water barrier. Sticky membrane at eaves, valleys and openings; matters most in cold climates.
  4. Layer 4Roof deck (sheathing). Plywood or OSB boards. Rot here makes the job bigger: ask how it is priced.
  5. Layer 5Rafters or trusses. The frame that carries the roof. Damage here is a structural question, not a shingle job.
  6. Layer 6Attic insulation and vents. Insulation on the attic floor plus vents (soffit in, ridge out) help keep the roof dry and the deck sound.
  • Flashing: metal pieces at chimneys, walls, vents and valleys. Leaks often start here.
  • Drip edge: metal lip at the eave that guides water into the gutter.
  • Ridge vent: a slot along the peak that lets attic air out.

Drawing made for this site · simplified, not to scale

What's on a roofing & gutters quote

  • Tear-off & disposalAsk: how many layers come off?

    Removing the old roofing and hauling it away. Ask how many layers are coming off.

  • Roof deck repairAsk: how is rotten wood priced?

    Replacing rotten plywood or boards found once the old roof is off. Ask how this will be priced before work starts so it is not a surprise.

  • UnderlaymentAsk: what goes under the shingles?

    The waterproof layers under the shingles, including sticky membrane at the eaves and valleys.

  • ShinglesAsk: brand, line and color

    The product by brand, line and color.

  • Flashing & ventsAsk: which metal is replaced?

    The metal at edges, walls, chimneys and penetrations that sends water away.

  • Permit & warrantyAsk: nail cleanup, whose warranty?

    Ask how nails are cleaned up from the yard, and which warranty comes from the manufacturer and which from the roofer.

  • What a good estimate spells out9 things to look for
    • The contractor's legal name, license number if one applies, and contact details, plus your name and address.
    • What work is included, and what is not.
    • The brand, model and size of major equipment and materials, not just standard or builder grade.
    • Who pulls the permit and who pays for it and for inspections.
    • Cleanup, and what happens to the old materials.
    • A start date and a realistic finish date, and what happens if the schedule slips.
    • Warranty terms: what is covered, for how long and who honors it.
    • When and how you pay, tied to finished stages of work rather than just dates.
    • How changes are handled: a written price for any change before the work happens.
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Red flags

4 of 11

  • Storm chaser at your door

    Talk to your insurer before you sign.

  • Signing over your claim

    Read any claim form before you sign it.

  • No shingle brand or rot plan

    Ask what happens if the deck is rotten.

  • Pressure to sign today

    A fair quote is still fair tomorrow.

7 more red flags

  • A price that does not say how many layers are being removed, or that skips tear-off without explaining the tradeoffs.

  • No written quote, or a quote that is a single total with no detail about what is included.

  • A large payment up front, or a request for cash only.

    Some states limit how much a contractor can ask for before work starts.

  • A license number that does not check out.

    Where your state licenses this trade, look the number up yourself on the state licensing board's site.

  • No proof of insurance.

    Ask for a certificate sent to you directly by the insurer or the agent.

  • A price far below every other quote, followed by extras once the work has started.

  • Someone who knocks on your door uninvited, or who will not give recent local references.

Where homeowners say it goes wrong

  • They suspect storm/hail damage and feel lost navigating the insurance claim and deductible process
  • They got wildly different quotes and can't tell who's honest vs. a storm-chasing door-knocker
  • They don't know if they need a full replacement or just a repair and fear being upsold

Ask every roofer

  1. Is this a repair or a full replacement, and what exactly is wrong that justifies it?

  2. What is included: tear-off, new underlayment, flashing, vents and cleanup, and how is damaged decking handled?

  3. How will you protect the landscaping and the attic during the job, and how do you clean the yard of nails afterward?

2 more questions

  1. Are you licensed where this work requires it, and insured? Can I see the license number and a certificate of insurance sent to me by your insurer?

  2. What exactly does the warranty cover, for how long, and who honors it (you, the manufacturer, or both)? Will you put it in writing?

Permit or not?

Commonly permitted

  • New roof
  • Structural changes
  • Skylights

Often not

  • Small repair

Your building department decides. If a contractor asks you to pull the permit in your own name, ask why.

More on permitsWho pulls it, and what to check first

Work like this usually needs a permit.

Replacing a roof, changing structure or adding skylights is commonly permitted and inspected, and storm-damaged areas may have extra rules. A small repair often is not.

  • Your building department decides what applies at your address. Rules differ by city and county, and HOA, condo or historic-district rules can add more.
  • Ask who pulls the permit. Normally the licensed contractor does and the price includes it. If a contractor asks you to pull it in your own name, ask why: it can shift responsibility for the work to you.
  • If you are unsure, call your local building department before you sign. Unpermitted work can cause problems with insurance and when you sell.

Words you'll see

Square (100 sq ft of roof area)

Roofers price and order by the square: 100 square feet of roof surface. Ask how many squares the quote assumes and whether it includes waste for cuts.

What this trade covers

13 kinds of jobsAs the trade lists them
  • Full roof replacement / tear-off and re-roof (asphalt shingle, metal, tile, flat/TPO)
  • Roof leak detection and repair
  • Storm / hail / wind damage repair and insurance-claim restoration
  • Emergency roof tarping and leak mitigation
  • Flashing repair and replacement (chimney, skylight, valley, step flashing)
  • Gutter and downspout installation, repair, and cleaning
  • Attic ventilation and ridge/soffit vent installation
  • Ice dam removal and prevention
  • Skylight installation, repair, and reseal
  • Roof inspection / certification and pre-sale inspections
  • Soffit, fascia, and drip-edge repair
  • Decking / sheathing repair after rot or water damage
  • Roof coatings and restoration (silicone, elastomeric for flat roofs)
How people describe itUrgent calls and planned ones

When it can't wait

  • “There's water pouring through my ceiling right now and it's dripping onto the floor”
  • “A tree just fell on my roof and I can see the sky through the hole”
  • “The wind tore a big section of shingles off and rain is getting in”
  • “My ceiling is sagging and turning brown and I think it's about to collapse”
  • “Half my roof blew off in the storm last night”
  • “There's a hole in my roof and the storm is still going”
  • “Water is coming in around my chimney and running down the wall into outlets”
  • “The skylight cracked from the hail and it's leaking into my kitchen”
  • “Shingles are flapping and peeling back and more rain is coming tonight”
  • “There's a hailstorm right now and water just started coming through the bedroom ceiling”

When it can be planned

  • “My roof is about 20 years old and I want a quote to replace it”
  • “I want someone to come inspect the roof before I sell the house”
  • “I noticed some shingles look worn and curled and want it checked out”
  • “Can you give me an estimate for new gutters”
  • “I think I need an inspection for an insurance claim, no leaks though”
  • “I'd like a price on switching to a metal roof”
  • “My gutters are clogged and need cleaning before fall”
  • “There's a small stain on the ceiling but it's dry now and not growing”

Paying for it

Before you finance anything6 basics, then the financing guide

Most home projects can be paid in cash or financed. A few basics before you sign anything:

  • Ask for the cash price and the financed price in writing, for the same scope of work. They can differ, because a financing fee (sometimes called a dealer fee) may be built into the financed price.
  • Compare the total you will pay over the whole loan, not just the monthly payment.
  • Read the fine print on same-as-cash and zero-interest offers, especially what happens if the balance is not paid in full by the end of the promotional period.
  • PACE financing is repaid through your property tax bill and can place a lien on your home. Read the terms closely, and consider asking your mortgage servicer how it is treated, before you agree.
  • Utility and state programs sometimes offer low-rate loans for efficiency work. Check yours before accepting the contractor's offer.
  • Take loan paperwork home and read it. A sign-it-today loan is a reason to slow down.

There is more in the financing guide.financing guide

We are not a lender and do not arrange loans. Financing information here is general education; lenders decide terms.

What an expert knows

Short notes from public sources such as federal agencies, safety groups and trade associations. Each note links to the page it came from, and every page was opened and read on 2026-10-03. This is a starting point, not a complete list of every rule or program, and it is general information, not legal, tax, engineering or insurance advice. Rules and prices vary by place, so confirm what applies at your address.

Types, pros, cons and lifespan9 notes, each with its source
Sizing and choosing4 notes, each with its source
Maintenance by season5 notes, each with its source
Code and permit basics4 notes, each with its source
What moves the price4 notes, each with its source
Common scams4 notes, each with its source
Ask for this in writing5 notes, each with its source
Repair or replace4 notes, each with its source
Questions to ask an expert5 notes, each with its source

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General information, not legal, tax, engineering or insurance advice. Photos credited with their licenses; drawings made for this site. Guide updated October 3, 2026.

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