How to Vet a Commercial Roofing Contractor in Florida (Without Getting Burned)
The cheapest bid is almost never the cheapest project. Vet contractors on manufacturer certifications, in-house crews vs subs, COI limits, NDL warranty authority, and named-storm response track record. Five questions separate the real outfits from the ones chasing a one-time job.
What certifications actually matter?
GAF Master Select, Carlisle Authorized Applicator, and Johns Manville Peak Advantage are the three credentials that allow a contractor to write NDL warranties. These are not pay-to-play. Manufacturers audit installs, require annual training, and pull the certification if quality slips. If a contractor cannot show current credentials, walk away.
In-house crews or subcontractors, does it matter?
Yes, especially in Florida. In-house crews are insured under the contractor's policy, trained on the contractor's standards, and present on every job. Subcontractor models save the contractor money but transfer risk and quality control to crews you have not vetted. Always ask the percentage of work done by in-house crews.
What COI limits should I require?
Minimum $2M general liability per occurrence and $4M aggregate for commercial work, plus statutory workers compensation in Florida (not an exemption). For projects over $1M scope, ask for $5M umbrella coverage. Require the COI list you as additional insured before any work begins.
How do I evaluate storm response track record?
Ask for the contractor's named-storm log: which storms they responded to, how many tarps deployed in the first 72 hours, what percentage of clients were Site Walk Program members vs new calls. Real storm contractors keep this log. Marketing-only contractors will fumble the question.
What is a red flag in the contract itself?
Upfront deposits over 10 percent of total project value, vague scope language, missing manufacturer warranty terms, no liquidated damages or schedule milestones, and any reference to 'industry standard' instead of a specific manufacturer specification. Reputable contractors write detailed scopes because they have to.
- →Certifications gate NDL warranty authority.
- →In-house crews beat subcontractor stacks for quality.
- →$2M GL minimum, additional insured before work starts.
- →Storm contractors keep named-storm logs. Ask for it.
- →Vague contracts protect the contractor, not you.
Related field notes.
TPO vs Modified Bitumen vs Metal: Which Commercial Roof Belongs on Your Florida Building?
TPO is the default for most Florida flat roofs (best cost-to-life ratio, white reflective surface, 20 to 30 year NDL warranties available). Modified bitumen still wins on small footprints and complex penetrations. Standing seam metal is the long-term play for owners who plan to hold the asset 30+ years and want hurricane-rated performance.
NDL vs Material vs Workmanship: The Three Commercial Roof Warranties Decoded
An NDL (no dollar limit) manufacturer warranty covers full repair or replacement cost for 20 to 30 years and requires a certified installer. Material warranties only cover the membrane defects, not labor. Workmanship warranties come from your contractor and cover the install. You want all three.
How HOAs and Condos Avoid the Special Assessment Vote on Roofing
The single biggest source of special assessments in Florida HOAs and condos is deferred roof work. Reserve studies built on annual inspection data, phased reroof plans, and competitive bid panels keep monthly dues steady and avoid the assessment vote that splits a community.