How to Choose a Roofing Contractor: Complete 2026 Guide

The National Roofing Contractors Association estimates that 1 in 4 homeowners are dissatisfied with their roofing contractor choice. Many pay thousands more to fix botched work, deal with voided warranties, or worst of all—discover their "contractor" disappeared with their deposit. This guide exists to make sure that doesn't happen to you.

What You'll Learn in This Guide:

✓ The certifications that actually matter (and which are marketing fluff)
✓ How to verify a contractor's license in South Carolina
✓ Insurance requirements that protect YOU from liability
✓ 15+ questions every homeowner should ask before signing
✓ Red flags that should immediately disqualify a contractor
✓ How to get and compare quotes without being manipulated
✓ What your contract must include to protect your investment
✓ Understanding warranties: manufacturer vs. workmanship
✓ Why local contractors beat storm chasers every time
✓ Safe payment structures that protect your money

1. Certifications That Actually Matter
2. How to Verify SC Contractor License
3. Insurance Requirements That Protect You
4. Questions to Ask Every Roofing Contractor
5. Red Flags: When to Walk Away
6. How to Get and Compare Multiple Quotes
7. Contract Essentials: What Must Be Included
8. Understanding Warranties
9. Local Contractors vs. Storm Chasers
10. Safe Payment Structures
11. Frequently Asked Questions

1. Certifications That Actually Matter (And Which Are Marketing Fluff)

Not all roofing certifications are created equal. Some represent rigorous training, proven track records, and ongoing accountability. Others are little more than marketing badges you can get by filling out a form. Here's how to tell the difference.

Top-Tier Certifications: The Gold Standard

GAF Master Elite Contractor

What it means: GAF (North America's largest roofing manufacturer) awards Master Elite status to only 3% of roofing contractors nationwide. This is the industry's most prestigious certification.

Requirements:

Proper state licensing verified by GAF
Adequate insurance coverage (GAF verifies this)
Proven reputation in the community
Commitment to ongoing professional training
Annual recertification requirements

Why it matters to you: Only Master Elite contractors can offer GAF's best warranties, including the Golden Pledge Limited Warranty with 50-year coverage and 25-year workmanship protection. Non-certified contractors cannot access these warranty levels regardless of the materials used.

Owens Corning Platinum Preferred Contractor

What it means: Owens Corning's highest certification level, representing the top 1% of roofing professionals who use their products.

Requirements:

Demonstrated installation expertise
Financial stability verification
Ongoing education requirements
Customer satisfaction standards
Warranty claim history review

Why it matters to you: Platinum Preferred contractors can offer extended warranties including Lifetime Roofing System Limited Warranty with 10-year workmanship coverage.

CertainTeed SELECT ShingleMaster

Another tier-one manufacturer certification with similar rigorous requirements and enhanced warranty offerings.

Pro Tip: Verify Certifications Directly

Don't just take a contractor's word for it. You can verify certifications directly on manufacturer websites:

• GAF: gaf.com/en-us/for-professionals
• Owens Corning: owenscorning.com/roofing/contractors

Certifications That Sound Impressive But Aren't

Be wary of vague certifications that lack verification processes:

"Certified Roofing Professional" - No standardized meaning; anyone can claim this
"Licensed and Insured" - This is a legal requirement, not an achievement
"BBB Accredited" - Helpful but doesn't verify roofing competency (you can pay for accreditation)
"OSHA Certified" - Refers to safety training, not roofing installation quality

The bottom line: Look for manufacturer certifications from GAF, Owens Corning, or CertainTeed. These require ongoing verification and directly impact the warranty protection you can receive.

2. How to Verify a South Carolina Contractor License

In South Carolina, any roofing project over $10,000 requires the contractor to hold a valid General Contractor license. This isn't optional—it's state law (SC Code §40-11-30). Working with an unlicensed contractor exposes you to significant risks.

Why SC Licensing Matters

Legal recourse: Licensed contractors are accountable to the SC Contractor's Licensing Board
Insurance validity: Your homeowner's insurance may not cover work done by unlicensed contractors
Permit pulling: Only licensed contractors can legally pull permits in Horry County
Bond protection: Licensed contractors must be bonded, providing financial protection
Code compliance: Licensed contractors must meet state building code requirements

Step-by-Step License Verification

Step 1: Ask the contractor for their SC license number. A legitimate contractor will provide this without hesitation.
Step 2: Visit the South Carolina Department of Labor, Licensing and Regulation (LLR) website: verify.llronline.com/LicLookup
Step 3: Select "Residential Builders" or "General Contractors" from the board dropdown
Step 4: Search by name or license number
Step 5: Verify the license status shows "ACTIVE" (not expired, suspended, or revoked)
Step 6: Confirm the license classification includes roofing work

Common Excuses from Unlicensed Contractors

If you hear any of these, walk away immediately:

• "Your job is under $10,000, so I don't need a license"
• "My license is from [another state]—it transfers"
• "I work under another company's license"
• "Licensing is just bureaucracy—it doesn't affect quality"
• "I can give you a better deal without going through the permit process"

You can also call directly: SC Contractor's Licensing Board at (803) 896-4686 to verify any contractor's status.

3. Insurance Requirements That Protect YOU

Contractor insurance isn't just about protecting the contractor—it's about protecting you from liability. Without proper coverage, you could be on the hook for injuries, property damage, or incomplete work.

Essential Insurance Coverages

General Liability Insurance

What it covers: Property damage caused by the contractor during the project (e.g., a dropped tool damages your siding, a worker accidentally breaks a window).

Minimum recommended: $1 million per occurrence
Better: $2 million aggregate

Workers' Compensation Insurance

What it covers: Medical expenses and lost wages if a worker is injured on your property.

Why it matters: Without workers' comp, an injured worker could potentially sue you (the homeowner) for their injuries. South Carolina requires workers' comp for contractors with 4 or more employees.

Critical Warning: The "Independent Contractor" Loophole

Some contractors claim their workers are "independent contractors" to avoid workers' comp requirements. This is a red flag. If a worker is injured and claims they were actually an employee, you could face liability. Require workers' comp regardless of how the contractor classifies their crew.

How to Verify Insurance

Request a Certificate of Insurance (COI) - A professional contractor will provide this without hesitation
Check the dates - Ensure coverage is current, not expired
Verify coverage amounts - Match the minimums discussed above
Call the insurance company directly - The phone number is on the COI. Verify the policy is active.
Request additional insured status - Ask to be named as "additional insured" on their policy for your project. This provides extra protection.

4. Questions to Ask Every Roofing Contractor

A reputable contractor will welcome your questions—they demonstrate you're a serious, informed customer. A contractor who gets defensive or evasive is showing you who they are.

Licensing & Insurance Questions

"What is your South Carolina contractor license number?" (Verify at LLR.SC.gov)
"Can you provide your Certificate of Insurance showing general liability and workers' comp?"
"Will you pull the required Horry County permits for this project?"

Experience & Reputation Questions

"How long have you been doing roofing work specifically in Myrtle Beach?"
"Can you provide 3-5 local references from projects completed in the past 6 months?"
"What manufacturer certifications do you hold? Can I verify these?"
"What is your Better Business Bureau rating?"
"Can I see photos of similar completed projects?"

Project-Specific Questions

"What materials do you recommend for my specific situation, and why?"
"How do you handle unexpected repairs if you find hidden damage?"
"Who will supervise the crew on-site, and how often will they be present?"
"What is your estimated timeline, and what could cause delays?"
"How do you handle cleanup and debris removal?"

Warranty & Protection Questions

"What workmanship warranty do you offer, and what does it cover?"
"Can you explain the manufacturer warranty options available?"
"How do I file a warranty claim if there's an issue in 5 years?"
"What is your satisfaction guarantee process?"

What Good Answers Sound Like

Listen for specifics, not generalities:

Good: "Here's my license number—you can verify at LLR.SC.gov"
Bad: "Don't worry about that—we're fully licensed"
Good: "We use a written change order process—no surprises"
Bad: "We'll figure it out as we go"
Good: "Our project manager visits every site daily and you'll have his cell phone"
Bad: "The crew knows what they're doing"

5. Red Flags: When to Walk Away

After 18 years in this industry, I've seen every trick in the book. Here are the warning signs that should immediately disqualify a contractor from your consideration.

Immediate Deal-Breakers

1.
Door-to-door solicitation after storms
Legitimate contractors don't need to chase storms—they have established reputations and referral networks.
2.
Demands cash-only payment
No paper trail means no protection if something goes wrong.
3.
Requests full payment upfront
Standard is 30-50% deposit, not 100%. This is how scammers operate.
4.
Won't provide license number
If they hesitate, they're likely unlicensed. Period.
5.
"Today only" pricing pressure
Artificial urgency is a manipulation tactic. A fair price is fair tomorrow too.
6.
Offers to waive your insurance deductible
This is insurance fraud. It's illegal and could result in policy cancellation.
7.
Wants insurance check signed over to them
You should always control the insurance funds for your project.
8.
No physical business address
P.O. boxes are insufficient. You need to know where they're located.
9.
Suggests skipping the permit
Unpermitted work can void your insurance and cause problems when selling.
10.
Price significantly lower than competitors (30%+)
Drastically low bids usually mean cutting corners, inferior materials, or outright scams.

Storm Chaser Warning Signs

After hurricanes and major storms, Myrtle Beach sees an influx of "storm chasers"—unlicensed or out-of-state contractors who follow storms, collect deposits, and either do substandard work or disappear entirely.

Spot a Storm Chaser:

✓ Out-of-state license plates on vehicles
✓ Generic business cards with only a cell phone number
✓ No local office or verifiable address
✓ Claims to "work directly with your insurance company"
✓ Appeared in your neighborhood immediately after a storm
✓ Creates urgency: "We're only in the area this week"
✓ Cannot provide local references
✓ Uses high-pressure sales tactics

6. How to Get and Compare Multiple Quotes

Getting multiple estimates is essential—but comparing them intelligently requires understanding what you're actually comparing.

The Right Number of Estimates

Get at least 3 quotes from licensed contractors. This provides enough data points to understand fair market pricing without being overwhelming.

What a Professional Estimate Should Include

Materials: Brand, product line, color, and quantity
Scope of work: Detailed description of what's included (and excluded)
Timeline: Estimated start date and duration
Permits: Who pulls them and associated fees
Debris removal: Included or additional cost?
Warranty information: Both manufacturer and workmanship
Payment terms: Deposit, progress payments, final payment
Contractor information: License number, insurance details

Red Flag: Vague Estimates

If an estimate simply says "Roof replacement - $12,000" without material specifications, scope details, or warranty information, that's a major warning sign. Professional contractors provide detailed line-item estimates.

Comparing Apples to Apples

Lower price doesn't mean better value. When comparing estimates, verify:

Same material quality tier (architectural vs. 3-tab shingles)
Same scope of work (does it include underlayment replacement?)
Same warranty levels (workmanship warranty length varies widely)
Same permit responsibility
Same cleanup and debris removal

A quote that's 30% lower than others might be using inferior materials, skipping steps, or planning to hit you with "surprise" charges later.

7. Contract Essentials: What Must Be Included

Never sign a contract that doesn't include these essential elements. If a contractor resists putting something in writing, that's a red flag.

Mandatory Contract Elements

Contractor Information: Legal business name, address, phone, email, license number
Scope of Work: Detailed description of all work to be performed
Materials Specification: Exact products by brand and model, color, quantities
Project Timeline: Start date, estimated completion, penalty clauses for delays
Total Price: All-inclusive price with any allowances clearly noted
Payment Schedule: Deposit amount, progress payments, final payment terms
Change Order Process: How unexpected work is handled and approved
Permit Responsibility: Who pulls permits and pays fees
Cleanup and Debris: What's included in cleanup
Warranty Terms: Workmanship warranty details in writing
Insurance Information: Policy numbers and coverage amounts
Termination Clause: How either party can exit the contract
Dispute Resolution: Process for handling disagreements

Pro Tip: Read Before Signing

Take the contract home and read it carefully. Don't sign under pressure. If a contractor insists you sign immediately, that's a red flag. A fair deal will still be fair tomorrow.

8. Understanding Warranties

Warranties are one of the most misunderstood aspects of roofing projects. Understanding the difference between manufacturer and workmanship warranties is crucial.

Manufacturer Warranty

What it covers: Defects in the roofing materials themselves

Shingle cracking, splitting, or premature granule loss
Manufacturing defects in underlayment or flashing
Typically 25-50 years depending on product

Important limitation: Manufacturer warranties are often voided if the materials weren't installed according to their specifications. This is why certified contractors matter—they're trained on proper installation.

Workmanship Warranty

What it covers: The contractor's installation labor

Leaks due to improper installation
Flashing failures
Installation errors

Typical terms:

Basic contractors: 1-5 years
Good contractors: 10 years
Excellent contractors: 15-25 years
Top-tier certified contractors: Lifetime

Enhanced Warranties Through Certification

Manufacturer-certified contractors can offer enhanced warranties that combine material and labor coverage. For example:

GAF Golden Pledge: 50-year material warranty + 25-year workmanship (requires Master Elite contractor)
Owens Corning Platinum Protection: Lifetime material + 10-year workmanship coverage

These enhanced warranties are only available through certified contractors—another reason certification matters.

9. Local Contractors vs. Storm Chasers

The contractor you choose will likely need to honor warranty claims for 10-25 years. Will they still be around? This is why local matters.

Why Local Contractors Are Usually Better

Accountability: They live and work in your community. Their reputation depends on every job.
Code Knowledge: They understand Horry County building codes and coastal construction requirements.
Weather Understanding: They know the unique challenges of coastal Carolina—hurricanes, salt air, humidity.
Supplier Relationships: Established relationships mean better material availability and pricing.
Warranty Service: They'll be here when you need warranty work in 5, 10, or 15 years.
Referral Network: Good local contractors get business through referrals—they don't need to chase storms.

The Storm Chaser Problem

After every major storm, out-of-state contractors flood into affected areas. While some may be legitimate, many are not:

They're unlicensed or using expired licenses from other states
They have no local accountability or reputation to protect
They'll be gone before problems surface (leaks often appear months later)
Warranty claims are impossible when the company doesn't exist
Many collect deposits and disappear without completing work

How to Verify Local Presence

• Visit their physical office location
• Check Google Maps street view for their address
• Verify they've been in business locally for 5+ years
• Ask for local references you can actually call
• Check their Google reviews for local customers

10. Safe Payment Structures

How and when you pay is one of your strongest protections against bad contractors. Never deviate from safe payment practices.

Standard Payment Schedule

Deposit (30-50%): Due upon signing the contract. This covers material ordering and scheduling.
Progress Payment (25-35%): Due when materials are delivered or at the halfway point of installation.
Final Payment (15-30%): Due upon completion AND your approval after a final walk-through inspection.

Payment Red Flags

100% upfront: NEVER. This is how scams work.
Cash only: Creates no paper trail and suggests tax evasion.
Payment before any work begins: Deposit should match initial work commitment.
Pressure to pay full amount before completion: Your final payment is your leverage.

Protect Yourself

Pay by check or credit card—never cash. This creates a paper trail.
Keep final payment until satisfactory completion. This is your leverage.
Get lien waivers with each payment to protect against unpaid supplier claims.
Document everything—photos before, during, and after.

Ready to Find a Contractor You Can Trust?

At WeatherShield Roofing, we welcome your toughest questions. Call us and ask anything on this list—we're happy to answer.

Call (843) 877-5539 Get Free Quote Online

11. Frequently Asked Questions

What is the most important certification for a roofing contractor?

Manufacturer certifications like GAF Master Elite (only 3% of contractors qualify) or Owens Corning Platinum Preferred are the most important. These require proven competency, proper licensing and insurance, ongoing training, and good reputation. Certified contractors can also offer enhanced warranties up to 50 years that non-certified contractors cannot.

How do I verify a roofing contractor's license in South Carolina?

Visit LLR.SC.gov and click "Verify a License" to search by contractor name or license number. In South Carolina, all roofing work over $10,000 requires a valid General Contractor license. You can also call the SC Contractor's Licensing Board at (803) 896-4686 to verify.

What insurance should a roofing contractor carry?

At minimum: (1) General liability insurance with $1 million coverage, (2) Workers' compensation insurance (required in SC for contractors with 4+ employees), and (3) Auto insurance for company vehicles. Request certificates of insurance and call the insurance company directly to verify coverage is current.

What are the biggest red flags when hiring a roofer?

Major red flags include: (1) Door-to-door solicitation after storms, (2) Requesting full payment upfront, (3) No written estimate or vague pricing, (4) Pressure to sign immediately, (5) No physical business address, (6) Out-of-state license plates, (7) Offering to waive your insurance deductible (this is fraud), (8) Won't pull permits, and (9) Cash-only payment requests.

How many roofing estimates should I get?

Get at least 3 written estimates from licensed contractors. This helps you understand fair market pricing, compare different approaches and material recommendations, and identify outliers. Remember: the lowest bid is often the most expensive in the long run due to poor workmanship or inferior materials.

What should be included in a roofing contract?

A complete contract should include: (1) Detailed scope of work, (2) Materials specified by brand, type, and color, (3) Start date and estimated completion, (4) Total price and payment schedule, (5) Permit responsibilities, (6) Debris removal and cleanup, (7) Workmanship warranty terms, (8) Manufacturer warranty information, (9) Change order process, and (10) Contractor license and insurance information.

Should I choose a local or national roofing company?

For most homeowners, an established local contractor is the better choice. Local contractors understand regional weather challenges, know local building codes, maintain community reputations, and will be available for warranty claims years later. National companies may have more resources, but often use subcontractors with varying quality.

What's the difference between manufacturer warranty and workmanship warranty?

Manufacturer warranty covers defects in the roofing materials themselves (typically 25-50 years). Workmanship warranty covers the contractor's installation labor (typically 5-25 years). You need both for complete protection. Improper installation can void manufacturer warranties, which is why choosing a certified contractor matters.

How do I spot a storm chaser contractor?

Storm chasers typically: appear door-to-door immediately after storms, have out-of-state license plates, pressure you to sign contracts immediately, claim to "work directly with insurance," offer to waive your deductible (insurance fraud), want insurance checks signed over to them, have no local office or references, and create artificial urgency.

What payment schedule is normal for roofing work?

Standard payment schedule: 30-50% deposit upon signing, progress payment when materials are delivered, and final payment (10-30%) upon completion and your approval. Never pay 100% upfront. Keep final payment until you've completed a walk-through inspection.

Do I need a permit for roof replacement in Myrtle Beach?

Yes, Horry County requires permits for roof replacement. Your contractor should pull the permit (not you). Unpermitted work can void your homeowner's insurance, create problems when selling, and result in fines. Always verify the permit is posted before work begins.

Conclusion: Your Roof Deserves the Right Contractor

Choosing a roofing contractor is one of the most important decisions you'll make as a homeowner. The difference between a good contractor and a bad one isn't just money—it's years of headaches, voided warranties, and potentially dangerous living conditions.

Key Takeaways:

1. Verify certifications: Look for GAF Master Elite, Owens Corning Platinum, or CertainTeed SELECT—these represent the top tier.
2. Confirm licensing: Verify at LLR.SC.gov. No license = no hire.
3. Require proper insurance: $1M+ liability and workers' comp. Call to verify.
4. Ask tough questions: Good contractors welcome informed customers.
5. Watch for red flags: Door-to-door, upfront payment, pressure tactics = run.
6. Get multiple quotes: At least 3, comparing apples to apples.
7. Review contracts carefully: Everything should be in writing.
8. Understand warranties: Both manufacturer and workmanship matter.
9. Choose local: They'll be here for warranty claims years later.
10. Protect your payment: Never 100% upfront. Final payment = leverage.

About WeatherShield Roofing

At WeatherShield Roofing, we believe in earning your trust through transparency, not slick sales tactics. We encourage you to ask every question in this guide—and verify every answer.

Our Credentials

✅ SC Licensed General Contractor
✅ GAF Master Elite Certified (Top 3%)
✅ $2 million general liability insurance
✅ Full workers' compensation coverage
✅ BBB Accredited

Our Track Record

✅ 5.0★ Google rating (73 verified reviews)
✅ 18+ years serving Myrtle Beach
✅ Hundreds of local roofs installed
✅ Zero unresolved BBB complaints
✅ Local office: 215 Ronnie Ct. Unit F, Myrtle Beach

Ready to Put Us to the Test?

Call for a free, no-pressure roof inspection. Ask us anything.

Call (843) 877-5539

✓ Free Roof Inspection
✓ Detailed Written Estimate
✓ All Licenses & Insurance Verified

✓ 10-Year Workmanship Warranty
✓ We Pull All Permits
✓ No Pressure, Just Honest Advice

Related Resources

Hiring & Protection:

Materials & Services:

This comprehensive guide was written by David Karimi, a licensed South Carolina General Contractor with 18+ years of experience serving Myrtle Beach homeowners. Last updated January 6, 2026.

About WeatherShield Roofing: We're a GAF Master Elite certified contractor (top 3% nationwide), BBB Accredited, with a perfect 5.0★ Google rating from 73+ reviews. We specialize in coastal roofing for Myrtle Beach, providing honest assessments and quality workmanship backed by industry-leading warranties.