How to Choose a Roofing Contractor: 5 Questions Property Managers Should Ask
When it comes to managing commercial buildings, few decisions carry as much weight or long-term cost implications as selecting the right roofing contractor. Whether you’re overseeing a roof replacement, emergency repair, or routine maintenance, the roofing partner you choose can impact everything from operational uptime and tenant satisfaction to long-term asset value.
It’s tempting to treat roof work like any other building expense and focus primarily on price. But low bids often mask bigger problems down the line – shoddy workmanship, missed deadlines, unclear communication, and mounting repair costs. For property managers responsible for complex, multi-tenant facilities, the stakes are simply too high.
Instead, selecting a roofing contractor should be a strategic decision based on experience, quality, responsiveness, and breadth of service. If you’re struggling with your decision, these five questions will help you cut through the noise and find a professional roofing contractor who delivers consistent, high-quality results.
1. How much commercial roofing experience does your team have?
When comparing potential roofing contractors, experience should be at the top of your list. Commercial roofing isn’t just about laying down material; it involves logistics, coordination with tenants, safety planning, weather forecasting, material procurement, and navigating complex roof systems. A team with deep experience brings predictability to what can often feel like an unpredictable process.
At BT Roof, we pride ourselves on the hundreds of years of combined commercial roofing experience across our project managers, technicians, estimators, and field teams. That depth enables us to anticipate challenges before they arise, solve problems promptly, and work efficiently throughout every phase of the roofing project.
Tip: Ask potential roofing companies:
- How long has your company been in business?
- What’s the average tenure of your project leads and crew members?
- How many projects have you completed similar to ours (in size, building type, and roof system)?
Why it matters: More experience means fewer mistakes, stronger safety practices, and a smoother experience for property managers and tenants alike.
2. Can you demonstrate a proven track record of quality?
According to industry studies, over 95% of roofing issues stem from poor workmanship, not materials. That’s why it’s crucial to dig into how each contractor ensures quality.
Start by asking about manufacturer certifications. Leading roofing manufacturers only certify contractors who meet strict standards for installation, safety, and ongoing training. A reputable roofing contractor should hold certifications from more than one manufacturer, which shows both versatility and credibility.
However, being a “Certified Applicator” is just one step in the process of proving a roofing contractor’s capabilities to install quality roofs on a continued basis. The true test comes in being recognized as a “Premier” installer for multiple manufacturers at the same time, which shows the ability of a contractor to install with top-tier quality at a large scale on a day-to-day basis. At BT Roof, we’re proud to hold the highest-level certifications from multiple top-tier manufacturers, including:
- Carlisle SynTec Hall of Fame Contractor
- Elevate (formerly Firestone) Master Contractor
- Johns Manville Summit Contractor
These designations are awarded only to roofing companies that consistently deliver top-quality installations and adhere to the latest technical standards.
To check the reputation of a roofing company, ask for:
- References from past clients, roofing manufacturers, and roofing consultants.
- A portfolio of completed commercial roofing projects
- Information on their workmanship warranty
3. Do you provide full-service capabilities?
Many roofing companies specialize in either new roof installations or service work, but not both. For commercial property managers, this can create fragmentation: one team handles replacements, another responds to leaks, and no one takes full ownership of your roof system.
Look for a full-service roofing contractor that offers everything from roof replacement and restoration to preventive maintenance and 24/7 leak response. This kind of continuity helps extend roof life, streamline communication, and ensure that decisions are made with long-term performance in mind.
BT Roof is a full-service roofing company offering:
- Full roof installations and replacements
- Preventive maintenance programs
- Leak detection and repair (with 24–48 hour response time)
- Roof restoration (when appropriate)
- Emergency response services
When you engage a full-service contractor like BT Roof, it reduces the hand-offs and confusion that can come from hiring different teams for different roofing needs. It also ensures consistent reporting and a long-term view of your roof’s health.
4. How do you communicate and report throughout the project?
Commercial roofing projects are complex, and property managers often serve as the bridge between building owners, tenants, and contractors. That means you need clear, timely updates, not vague responses or unanswered calls.
Communication should be a central part of any roofing company’s process. Ask how they’ll keep you informed, before, during, and after the roofing job.
At BT Roof, communication is built into every phase of the project. We assign dedicated project managers and service coordinators to each account, ensuring you always know who to call.
Our team provides:
- Weekly progress reports (including photos and next steps)
- Leak service updates within 24–48 hours
- Digital client portals for reporting, documentation, and historical records
This structured communication allows you to answer ownership questions with confidence and keep tenants informed and reassured. It also ensures nothing falls through the cracks.
5. How responsive and flexible are you during scheduling and site work?
Responsiveness is more than just answering the phone; it’s about how quickly a contractor can mobilize crews, respond to emergencies, and adjust to changing building needs.
Ask the business about their response times for leak calls, flexibility around tenant schedules, and how their crews minimize disruption during the workday. For high-traffic buildings like retail centers, hospitals, or lab facilities, this becomes especially critical.
BT Roof has extensive experience working in sensitive environments where noise, access, and timing all matter. We routinely coordinate:
- After-hours or weekend work
- Noisy operations outside business hours
- Safe access for tenants during active work
- Emergency dispatch when leaks happen unexpectedly
Tip: Ask how they handle:
- Weekend or holiday emergencies
- Last-minute tenant needs
- Work around operating facilities
Why it matters: A professional contractor who plans for the unexpected helps you keep operations running smoothly, even when the weather or tenants don’t cooperate.
The Importance of Considering Insurance Coverage When Hiring a Roofing Contractor
One of the most overlooked but critical factors when hiring a roofing contractor is verifying their insurance coverage. A reputable roofer should carry up-to-date general liability insurance, which protects both the contractor and property owner in the event of property damage, injuries, or accidents on-site. Ask potential contractors to provide proof of coverage upfront; don’t just assume it’s in place.
Remember: General liability insurance protects you from costly claims that can arise during a roofing job, especially on multi-tenant or high-traffic properties.
In addition to insurance, a good contractor should help you navigate permit requirements, including securing the proper building permit, and be transparent about warranties – both the manufacturer’s warranty and their own workmanship warranty.
If potential roofers hesitate to provide documentation or give vague answers about coverage, consider that a red flag. The right roofer will have no issue walking you through their policies and credentials. While most roofers are responsible, confirming insurance is a vital safeguard, and a key step toward hiring a professional roofing contractor you can truly trust.
Be Confident in Choosing the Right Roofing Contractor
When it comes to protecting your commercial property, soliciting bids is a crucial step in the process. While every owner should seek out a contractor who can price the project competitively, they should also be wary of just looking for the lowest price. It is critical to find a contractor whose pricing comprehensively covers the entire scope of work needed for the project and has the reputation of quality installation and communication during the project, as well as the service support structure to maintain the roof for decades after installation. The right roofing contractor brings not only technical skill, but also a proactive mindset, dependable communication, and the ability to handle every aspect of your roofing system, both today and in the years to come.
At BT Roof, we work closely with property managers to ensure roofing projects are predictable, professional, and built to last. From initial inspection to final walkthrough, and every emergency call in between, we focus on protecting your building and minimizing disruption to your tenants.
Ready to simplify your next roofing project?
Contact BT Roof to connect with a team of licensed contractors who understand the full life cycle of commercial roofing. We’ll help you assess your needs, provide expert recommendations, and keep your property watertight with minimal disruption.
Whether you’re managing a hotel, warehouse, office complex, or church, we’re here to help.
Contact us today to discuss your next project or request an estimate.
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