How to Avoid Getting Burned by a Bad Commercial Roofing Contractor
Hiring the wrong commercial roofer can be a costly mistake — and we’re not just talking about money.
A bad roofing job can lead to leaks, shutdowns, and safety issues.
It can damage your equipment, interrupt operations, and leave you chasing someone who’s already long gone. We’ve seen it happen too many times across Indiana, Ohio, Michigan, and Illinois. A business owner hires the cheapest contractor they can find, or someone who “knows a guy,” and ends up with a bigger mess than they started with.
And here’s the thing: bad contractors don’t usually look bad upfront. They know how to say the right things. They make big promises. They may even show up in a nice truck. But once the contract is signed, that’s when the red flags really start to show.
At American Builders, we’ve been fixing the mistakes of fly-by-night roofers for years.
So we put together this guide to help you avoid getting burned. Whether you need a roof repair, restoration, or full replacement, these are the warning signs you can’t afford to ignore.
Let’s walk through the top red flags you should look out for — and how to make sure you’re working with a commercial roofing contractor you can actually trust.
Why It Matters: The Real Cost of Hiring the Wrong Roofer
Let’s be real — nobody gets excited about calling a commercial roofer. Usually, there’s a leak, some damage, or a growing concern that your roof’s time is almost up. And in that moment, you just want someone who can fix the problem without creating more of them.
But here’s where a lot of business owners get burned: they rush into hiring the first contractor who answers the phone or offers the lowest price. And what seems like a quick solution turns into a much bigger, more expensive problem.
We’ve seen this story play out too many times. Someone hires a roofer who talks a good game but doesn’t deliver. The crew shows up late — or not at all. The work drags on. The leak doesn’t stop. The warranty? Turns out it was never actually in writing.
And now the business owner is stuck dealing with:
Lost Money
If a roofing job isn’t done right, you’ll end up paying twice — once to the first crew, and again to the next team who has to clean up the mess. And if things are really bad, you might be looking at a full tear-off and replacement when all you needed was a repair.
Disrupted Operations
When your roof leaks or fails, it doesn’t just damage your building. It slows everything down. We’ve had clients call us after water shut down their assembly lines or soaked the main office. A bad roof can put your entire operation on pause — and no one budgets for that.
Damaged Equipment and Inventory
Commercial buildings often house expensive equipment, electronics, or stored product. A roof failure doesn’t just mean water on the floor — it means lost assets. We’ve seen water ruin control panels, wipe out months of stored inventory, and even shut down HVAC systems.
Safety and Liability Risks
Water doesn’t just damage property. It creates hazards. Wet floors can cause slips. Moisture trapped inside walls can lead to mold. And if the structure is compromised? Now you’re talking about a safety issue that could lead to fines, lawsuits, or worse.
Wasted Time and Energy
This might be the hardest part to measure, but it’s very real. Dealing with delays, poor communication, broken promises, and trying to track down someone who won’t return your calls — it drains your time and your focus. And when you’re running a business, time is money.
Most of these headaches can be avoided — if you know what to look for.
That’s what this guide is here for. We’re going to walk you through the top red flags to watch for when hiring a commercial roofing contractor. These aren’t just industry tips — they’re hard lessons we’ve learned from years of fixing other roofers’ mistakes.
If you’re planning a commercial roof repair or replacement anywhere in Indiana, Ohio, Michigan, or Illinois, this is the stuff you need to know before signing a contract.
Let’s take a look at the top 10 roofer red flags — and how to avoid them.
Top 10 Roofer Red Flags
Hiring a roofer shouldn’t feel like a gamble. But for a lot of business owners, it does. You're under pressure. You’ve got a leak or a deadline. Someone shows up with a decent quote and says all the right things — and you go with it.
But that gut feeling that something feels “off”? You should trust that.
Here are ten big warning signs we think every business owner should know before hiring a commercial roofer. These red flags show up before the work starts. Learn to spot them, and you’ll save yourself a lot of time, money, and stress.
Red Flag #1: No License or Insurance
This is the big one. If a contractor can’t show you proof of licensing and insurance — walk away. No hesitation.
Why it matters: If they’re not insured and something goes wrong on the job, you’re the one stuck with the liability. A worker falls? You could get sued. Equipment gets damaged? That’s on you. It’s not worth the risk.
A legit commercial roofer will happily provide paperwork before you even ask. If they dodge the question or get defensive, that’s your sign.
Red Flag #2: They Normally Do Residential Jobs
Not all roofing is the same. Just because someone’s put shingles on a few houses doesn’t mean they’re ready to handle a 40,000-square-foot commercial flat roof.
Commercial roofing is a whole different game. Bigger systems. Different materials. More safety rules. More code requirements.
If a contractor normally does homes and says, “Yeah, I can do commercial too,” that’s not enough. Ask for proof — commercial references, commercial photos, commercial experience. No exceptions.
Red Flag #3: No Local References or Photos
Good roofers show their work. They’ve got past clients who are happy to talk. They’ve got before-and-after photos of similar buildings.
If someone says, “We’ve done tons of jobs,” but can’t name one local business or send a few pics — that’s a problem.
No photos? No references? That usually means one of two things: either they haven’t done the kind of work you need, or their past clients weren’t happy enough to recommend them.
Either way, it’s not your job to take a gamble.
Red Flag #4: They Push for a Full Replacement Without an Inspection
You call about a leak. They take one glance at the roof and say, “You need a full replacement.” No inspection. No pictures. No explanation.
That’s not how professionals work.
Any good commercial roofer will walk the roof. Take photos. Ask questions. Talk through options. Sometimes a repair is all you need. But a bad contractor might push a replacement because it makes them more money.
Don’t let someone talk you into spending six figures without showing their work.
Red Flag #5: The Bid Seems Too Good to Be True
We get it. Roofing is expensive. And when someone offers a price that’s way lower than the others, it’s tempting.
But cheap bids almost always come with a catch.
They cut corners. Use cheap materials. Skip safety protocols. Rush the job. Hire untrained labor. Or — worse — get the check and disappear.
A good contractor isn’t always the cheapest. They’re the ones who price it right, do it right, and stand behind their work. If a bid is suspiciously low, ask yourself why.
Red Flag #6: No Written Warranty
Verbal promises don’t mean anything when your roof starts leaking six months later.
Always ask for a written warranty. Read the fine print. What does it actually cover? For how long? Who handles problems?
A warranty should protect you — not confuse you.
And here’s the thing: a shady roofer might say, “Oh, we guarantee our work.” But if it’s not in writing, it doesn’t exist.
Red Flag #7: They’re Hard to Reach or Slow to Respond
How they communicate before the job starts is how they’ll communicate during the project — and after it’s done.
If it takes three days to get a call back… if they miss scheduled appointments… if their quote shows up a week late… that’s not a good sign.
You want a roofer who’s responsive, clear, and easy to work with. If they’re already dropping the ball on communication, imagine how they’ll handle a warranty issue down the road.
Red Flag #8: No Clear Contract or Paperwork
Everything should be in writing. Scope of work. Materials. Timeline. Total cost. Payment schedule. Warranty terms.
If the contract is vague — or worse, nonexistent — you’re setting yourself up for a headache.
We’ve seen it all. Contractors who do half the job and disappear. Bills that come in way over the estimate. Disputes that turn into lawsuits. It’s all avoidable if you start with a clear, written agreement.
If they say, “We don’t really do contracts,” tell them, “Then I don’t really do business with you.”
Red Flag #9: They’re from Out of Town or Just “Passing Through”
Be cautious with out-of-state roofers who show up right after a big storm. These are known as “storm chasers.” They roll into town, grab as many jobs as they can, then leave.
You might never see them again. No service. No warranty follow-up. No accountability.
If a contractor can’t show you a real office, real equipment, or a presence in the area — think twice. You want someone who’s part of your community. Someone who’ll still be around next year if you need them.
Red Flag #10: They Pressure You to Sign Right Away
This one’s common. A contractor says, “This deal is only good today.” Or, “If you don’t sign now, we can’t fit you in.” That’s a tactic — and a shady one.
You should never feel rushed into a major decision like a roof repair or replacement. A trustworthy contractor gives you time to review the quote, ask questions, and talk with your team.
If someone’s pressuring you hard, ask yourself why. What don’t they want you to think about?
These red flags are based on real-world mistakes we’ve seen business owners make. And in almost every case, the signs were there — they just didn’t know what to look for.
Now you do.
In the next section, we’ll show you a few smart questions you can ask any commercial roofer before hiring them. These aren’t gotcha questions. They’re simple, smart, and they can help you avoid a lot of regret later.
Questions to Ask Before You Sign
Hiring a commercial roofer isn’t something you do every day. But when you do, it matters.
This isn’t like buying office furniture or ordering supplies. A roofing job can cost tens of thousands of dollars. And it can affect your building — and your business — for years. You wouldn’t hire a lawyer or accountant without asking some key questions first. The same goes here.
Below are seven smart questions every business owner should ask before signing a roofing contract. You don’t need to be an expert. You just need to ask the right things — and pay attention to how they answer.
1. Are you licensed, bonded, and insured to work on commercial buildings in this state?
This one’s non-negotiable. If the answer is no — or they dance around it — that’s your sign to walk.
2. Can you show me examples of commercial projects you’ve completed?
Photos, references, even addresses you can drive by — any real proof helps. You want to see that they’ve done this kind of work before, and done it well.
3. What materials do you plan to use, and why?
The answer should be specific. Not just “TPO” or “EPDM,” but which brand, what thickness, and why it’s right for your building. If they can’t explain it clearly, they probably don’t understand it well enough.
4. Will I have a dedicated point of contact during the job?
You don’t want to call three different numbers and get passed around. Ask who will manage the project and who you’ll talk to if something goes wrong. If they can’t give you a name, that’s a red flag.
5. What’s the full scope of work, start to finish?
Ask for a breakdown. What’s included? What’s not? How will the crew access the roof? What happens if it rains? How will cleanup be handled? A good contractor walks you through the plan — before any work begins.
6. What kind of warranty do you offer, and what does it actually cover?
Is it a workmanship warranty? A manufacturer’s warranty? How long does it last? What voids it? Make sure you understand the terms — and get it in writing.
7. What happens if there’s a problem after the job is done?
The real test of a roofer is what happens after they leave the jobsite. If there’s a leak next month, will they come back? Will you get help or get ignored?
Their answer should be clear and confident. If it’s not, that tells you all you need to know.
These aren’t trick questions. They’re just good business.
A roofer who’s reliable, experienced, and professional will have no problem answering them. In fact, they’ll appreciate that you’re asking — because it shows you care about getting the job done right.
If a contractor dodges, hesitates, or gets defensive? That’s your answer.
Before we wrap up, let’s talk about what it should feel like to work with a commercial roofing company. No red flags. No guessing games. Just straight answers and solid work.
That’s what we do at American Builders — and in the next section, we’ll show you how we earn that trust.
Why Businesses Trust American Builders
We don’t believe hiring a commercial roofer should feel like a gamble. You deserve a team that shows up when they say they will. A crew that does what they promise. A contractor who doesn’t make you chase them down when something needs attention.
At American Builders, that’s how we do business. And we’ve been doing it that way for years — right here in Elkhart and all across Indiana, Michigan, Ohio, and Illinois.
Here’s what sets us apart from the rest:
We’re Fully Licensed, Bonded, and Insured
Every commercial job we take on is backed by the right paperwork, period. No shortcuts. No gray areas. We’ll hand you proof before you even ask.
We Only Do Commercial Roofing
That’s our entire focus. We’re not flipping between shingle jobs on homes and flat roofs on warehouses. We specialize in commercial systems — and we know what it takes to do them right.
Local Crews, Local Office, Local Accountability
We’re not storm chasers. We’re not just passing through. We’re based in Elkhart and serve all of northern Indiana, plus parts of Ohio, Illinois, and Michigan. If you ever need us, we’re here — and we’ll pick up the phone.
Transparent Bids. Clear Contracts. No Guesswork.
We lay it all out upfront. Materials. Timeline. Scope of work. No surprises halfway through the job. You’ll know exactly what you’re getting and exactly what it’ll cost.
We Treat Your Business Like It’s Our Own
We know how disruptive roofing work can be. That’s why we keep the site clean, stick to schedules, and respect your space. Your building stays operational and your team stays safe.
Our Reputation Was Earned, Not Bought
Most of our work comes from repeat customers and word-of-mouth referrals. That only happens when you do the job right — and stand behind it.
Need a Second Opinion? Let’s Talk.
Whether you’ve already got a quote in hand or you’re just starting to explore your options, we’d be happy to take a look.
We’ll walk your roof, show you photos of what we find, and give you a straight answer — whether it’s a repair, restoration, or full replacement. No pressure. No sales pitch. Just real advice from a team who knows what they’re doing.
Before you sign with someone else, let us give you a second set of eyes. It could save you a whole lot of time, money, and headaches.
Give us a call or fill out the quick contact form. Let’s protect your roof — and your business — the right way.
