Don’t Get Burned: 10 Critical Red Flags When Getting Roofing Estimates in Maryland

Getting a new roof is one of the most significant investments you’ll make in your home, and choosing the wrong contractor can turn this necessary project into a costly nightmare. Maryland homeowners face unique challenges when selecting roofing contractors, from storm-chasers targeting areas after severe weather to unlicensed operators looking to make a quick profit. Understanding the warning signs can save you thousands of dollars and months of frustration.

1. Lack of Proper Maryland Licensing and Insurance

In Maryland, all home improvement contractors must be licensed with the Maryland Home Improvement Commission (MHIC) and carry proper insurance. As of June 2024, contractors are required to maintain at least $500,000 in general liability insurance, though the licensing requirement calls for a minimum of $50,000. If you have any doubts, you can always request their certificate of insurance or contact the Maryland home improvement commission to see their license status.

2. Door-to-Door Storm Chasers

After storms, contractors might come to your door offering to inspect your roof, and such inspections will always find damage. These “storm chasers” are often from out of town, might do shoddy work, then disappear, and they often target areas recently affected by severe weather claiming to offer quick and discounted repairs. If you ever suspect a problem with something in your home, you should be the one contacting contractors—never the other way around.

3. High-Pressure Sales Tactics

If the salesman is very pushy and tries doggedly to get you to sign a contract on the first visit, be careful, as most high-quality contractors have ample work and don’t need to resort to these high-pressure sales tactics. A contractor who pressures you to make an immediate decision or sign a contract on the spot should set off alarms, as legitimate roofing companies understand that replacing or repairing a roof is a significant decision.

4. Unusually Low Bids

One of the most common roofing estimate red flags is an unusually low bid, as contractors need to charge a fair price to cover materials, labor, insurance, and warranties. Some shady contractors will quote you an unusually low bid to get the job, only to pile on “unexpected” expenses later. When evaluating roofing companies in the area, be wary of estimates that seem too good to be true.

5. Vague or Incomplete Estimates

A vague estimate that only gives you a lump sum with little or no explanation is a big red flag, as a trustworthy contractor will provide an itemized list of costs, and if the estimate doesn’t break down each element, you have no way of knowing what you’re paying for. A proper contract should outline the project’s scope, materials to be used, installation methods, payment terms, and a timeline for completion.

6. Demanding Large Upfront Payments

Demanding large upfront payments is a significant red flag because it often leaves homeowners vulnerable to losing money if the contractor fails to complete the work or performs substandard work. Most reputable contractors will start the job, or at least drop off materials, without a down payment, as scammers will take the money and use it for something else.

7. No Local References or Poor Online Reviews

A reputable roofing contractor should list satisfied customers who can vouch for their work, and if a contractor cannot provide you with local references, this may be a sign that their reputation could be stronger than they claim. A company with little to no presence on major review sites is a red flag, as potential clients regularly search for reviews on platforms like the Better Business Bureau, Google, and professional services sites.

8. Lack of Established Business Presence

If they can’t provide a physical address or only offer a personal cell number, that’s a big red flag, as when a contractor can’t provide a local address, it’s often because they’re operating out of their truck or from a temporary location. Hiring a “Chuck in a Truck” contractor is risky because you’re not just gambling with your roof—you’re gambling with your entire home, and when problems arise down the road, you’ll have no one to turn to for repairs or accountability.

9. Poor Communication and Responsiveness

If a contractor is difficult to reach, doesn’t return calls promptly, or fails to provide clear answers to your questions, consider it a red flag, as poor communication can lead to unmet expectations and unresolved issues. If a contractor is difficult to reach or avoids giving you clear answers about the project’s timeline, materials, or other critical aspects, this could lead to misunderstandings or disputes down the road.

10. Refusal to Provide Written Contracts

Any contractor who avoids putting the terms of the estimate in writing is a major red flag. If a contractor is unwilling to put information in writing, it’s a red flag, as without a written estimate or detailed contract, homeowners have no formal reference for the agreed work, costs, and project timeline.

Working with Reputable Maryland Contractors

When searching for a reliable roofing contractor, look for companies that demonstrate transparency, professionalism, and local expertise. Bay Area Exteriors, serving Talbot County and the Maryland Eastern Shore, exemplifies these qualities. They prioritize honesty, integrity, communication and quality of workmanship at the forefront of everything they do, and they pride themselves in these values. As a prestigious Master Elite GAF Roofing Installer, ranking among the top 2% of roofing contractors with a commitment to quality and professionalism, their certification ensures they meet stringent requirements, including proper licensing, insurance, a proven reputation, and ongoing professional training.

The key to avoiding roofing contractor red flags is thorough research and patience. Be sure to ask the contractor for references and reviews, check with the Better Business Bureau to see if there are any complaints, and get a written estimate that includes a breakdown of all costs. Remember, it is illegal to hire an unlicensed contractor in Maryland, as all contractors are required to be licensed and insured.

By staying vigilant for these warning signs and working only with properly licensed, insured, and reputable contractors, you can ensure your roofing project is completed safely, professionally, and to your satisfaction. Take the time to verify credentials, get multiple estimates, and trust your instincts—your roof and your wallet will thank you.