The ESKOLA Eight: How to Hire the Right Commercial Roofing Contractor
How to Hire the Right Commercial Roofing Contractor
8 Data-Backed Essentials for Smarter Decisions
A commercial roofing system isn’t just part of a building—it protects the building. That’s why hiring the right contractor is one of the most important decisions a property owner, facility manager, or asset management professional can make. A bad hire can lead to installation failures, voided warranties, skyrocketing liabilities, and repair budgets that spiral out of control. In some cases, a poor roof installation can significantly damage the structural integrity of the building!
Why is this important? Industry aggregate data shows that less than 10% of commercial roofing contractors in any given market, on average, meet the criteria to be considered truly above-average.
The stakes are high—but the path to making a good decision doesn’t have to be complicated. These eight data-backed criteria will provide you the tools, education, and data to help ensure you hire a roofing contractor who is qualified, reputable, and proven in the commercial sector.
1. Choose a True Commercial Roofing Specialist
Hiring a contractor who claims to do "everything" might sound convenient—but in roofing, generalists are often a liability. Additionally, hiring a beginner or someone new to commercial roofing may sound like a good way to lower costs, but beginners are not specialists.
Here’s a question: who would you want performing heart surgery on your child? Would you want a beginner or a surgeon who occasionally performs heart surgery, maybe only does it 30% of the time? Or would you want someone who has dedicated their life to learning and performing heart surgery, who has only performed heart surgeries 100% of their time, exclusively for over 25 years?
The challenges of commercial roofing are infinitely more complex than residential roofing: they involve flat and low slopes, highly skilled and trained technicians with varied certifications, numerous types of materials and complex applications, more rigorous compliance policies and procedures, managing rooftop mechanicals and other trades, tenant disruptions, detailed warranties, intensive inspections, and structural engineering constraints.
In short, an expert in residential roofing does not instantly qualify a contractor to be an expert in commercial roofing.
A smart starting point is the Roofing Contractor Magazine Top Contractor list, which reports the percentage of commercial vs. residential work performed by leading companies (roofingcontractor.com).
Using this list, you should strive to avoid any contractor whose commercial work makes up less than 75% of their production. The best results typically come from contractors who focus 95% or more on commercial projects—those are the firms with expertise, staffing, equipment, history, and systems built for large-scale facility work. These contractors could accurately be called experts.
Understandably, heart surgery is more emotionally traumatic than choosing a roofer. But in both situations your choice carries significant risk and the principle applies- you would want to hire the expert because the risk dictates that choice.
2. Check Their EMR (Experience Modification Rate)
The Experience Modification Rate (EMR) is a benchmark used by insurance providers to measure a company’s safety performance. It compares a contractor’s historical workers’ compensation claims to the industry average (set at 1.0). A company with an EMR below 1.0 has a better-than-average safety record and fewer incidents. This isn’t just about protecting their crew—it directly impacts your liability, project timeline, and even bid competitiveness.
According to Highwire, owners and GCs often use EMR as a prequalification tool. SafetyPlus adds that a company with an EMR of 0.8 versus 1.2 could represent hundreds of thousands of dollars in reduced insurance premiums and fewer jobsite shutdowns. Aim for contractors with an EMR of 0.8 or lower. This tells you they’re running a professional, accountable operation where crews are trained, risk is mitigated, and work is safely completed.
3. Only Work with Manufacturer-Certified Installers
Any contractor can say they install every major manufacturer—but not all are certified to do so. The difference between being familiar with a product and being manufacturer-certified is enormous. Certified contractors are trained directly by the product manufacturer, must follow strict installation guidelines, and are subject to ongoing audits and performance reviews.
This is especially critical with manufacturers that are highly selective in who they approve, some are more stringent than others. If a contractor holds certifications truly from every major manufacturer—Siplast, Sarnafil, Carlisle, GAF, Elevate, Johns Manville, Garland, Tremco, etc.—you can feel confident they’ve been independently vetted for technical excellence. Beyond skill, certification also means your roof qualifies for extended system warranties. If the contractor isn’t certified and something goes wrong, you may be left footing the bill. Always ask to see current certifications—not just logos on a website.
Talk to the Manufacturers. Ask the questions.
Here’s an interesting scenario: ask when the contractor was certified? The answer could provide valuable insight. If the company has been around for 20+ years and is only recently certified- it’s fair to ask the manufacturer why. It could be the contractor was certified previously but was removed for poor performance. It could be their quality was consistently not up to appropriate standards. It could be the manufacturer approved them recently for a specific job but does not view them as one of their elite contractors. Ask the questions. The answers will be revealing.
4. Verify They've Been in Business 25+ Years
The commercial roofing industry is littered with companies that pop up during boom times, land a few contracts, and disappear before the warranty period ends. According to Roofers Guild, the average roofing company lasts only 4–7 years. That’s not even half the life of a typical roof warranty. In most cases, a contractor opens a company, closes it and opens another one. Technically, a person can claim being in the business for many years, but as a consumer you have the right to question why is the company only a few years old?
If you have a major investment or a highly sensitive facility, like a hospital or school, to protect your investment, look for contractors with at least 25 years of continuous operation under the same name and ownership.
That kind of longevity means they’ve weathered economic downturns, adapted to code changes, and built a strong enough reputation to survive in a competitive market. Just as important, they’re more likely to still be in business when it’s time to inspect, service, or file a warranty claim. Remember: your warranty is only as good as the companies standing behind it- this applies to both the manufacturer and the contractor.
In every market there will be plenty of options of organizations with that sort of longevity. You do not have to settle. Let someone else be the training ground for newer contractors while they work out the kinks.
5. Ask for Both Recent and Long-Term References
It’s easy for a company to put on a good show for a few months. What you want to know is how they’ve performed over an extended period of time. Ask the contractor to provide two types of references:
A current active project that you can visit or speak to the owner’s representative
Three (3) or more projects that were completed 15-20 years ago and are still in service
Why?
This gives insight into the full lifecycle of their work from beginning to end. You can see how a roof nearing the end of its life is still performing. If they hesitate, make excuses, or can’t provide both, that’s a red flag. If they don’t have any projects that are 15-20 years old, then how can they make a claim about the quality of their work with any absolute accuracy? The data would simply not exist. As an owner or manager, the question you want to know is “will this roof last for the expected life span?”
Contractors who deliver quality installations and maintain client relationships won’t have a problem giving you projects. You can even ask facility managers in your network about their experiences—reputation in the commercial sector spreads quickly, good or bad.
6. Confirm Licensing, Insurance, and Bonding—In Writing
This is non-negotiable. A legitimate contractor should hold:
State-issued roofing licenses, where applicable
General liability insurance (usually $1M minimum, $2M aggregate)
Workers’ compensation coverage for every field employee
A surety bond in case of default
Zero (0) history of legal action due to breach of contract or failure to complete work
If they hesitate or delay in providing these, walk away.
These documents don’t just protect them—they protect you from lawsuits, property damage, and financial losses if something goes wrong. Always verify the documents are current, call the insurance provider to confirm coverage.
A quick internet search will provide history of legal action. Do not be afraid to search.
7. Evaluate Their Service & Maintenance Capabilities
Installing the roof is only the beginning.
Every commercial roofing system—TPO, EPDM, built-up, modified bitumen, metal—requires regular inspection and maintenance. Neglect can void the warranties and shorten lifespan by a decade or more.
Ask the contractor if they have a dedicated service division with full-time techs. Do they provide leak response within 24 hours? Do they offer preventive maintenance packages, complete with regular reports and photos? These programs not only catch issues before they escalate but help document conditions for warranty compliance, budgeting, and insurance claims.
According to industry studies, proactive maintenance can double the lifespan of a commercial roof. Make sure your contractor can be a long-term partner, not just a one-time installer.
8. Ask About Past Catastrophic Failures or Large-Scale Rework
Here’s a question most people forget to ask—but it’s a game changer:
“Have you ever flooded a building, caused structural damage, or had to tear off and redo 30% or more of a recently installed project?”
A contractor who has experienced a major failure—and won’t admit it, or worse lies or obfuscates—is revealing something to you about, not only their quality, but their character. Mistakes happen to everyone, but large-scale failures indicate sloppy planning, lack of QA/QC processes, or untrained labor.
If they’ve had to rip off and redo major sections of their own work (30% or more), that’s a clear sign they either cut corners, do not care, or don’t supervise the projects properly.
If they have had to tear out and replace more than 30% of their own work, that is more than a hiccup- it’s an indicator of the quality of the contractor that you should strive to avoid. That kind of rework is unacceptable. And if they have had to replace 50% or more of their own work- run, fast. You don’t want to be the next insurance claim on their ever ballooning policy.
Mistakes and a few punch-list repairs are normal. A full rework is not. Hold your contractor accountable to a standard of proactive quality and full disclosure.
How do you find this information? Ask. Ask around and verify- manufacturers, other contractors, suppliers- if this has happened, everyone in the industry will know about it. The sad part is, rarely do future customers.
Final Thoughts: Your Roof Deserves More Than a Bid
In a booming commercial roofing industry—projected to grow from $23.35 billion in 2024 to $44.2 billion by 2034 (expertmarketresearch.com)—there are thousands of contractors looking for your business. It may seem overwhelming to choose. But the reality is that very few combine specialization, safety, stability, and service at the level your building demands.
So don’t hire based on talk or price. Hire based on data and reality.
Choose only commercial roofing specialists - absolute minimum of 75% or more of their work is commercial
Verify their EMR - use only contractors with an EMR rating below 0.8
Check for manufacturer certifications - look for all manufacturers, not just the one you need
Demand 25+ years of continuous experience - there are plenty of options, no need to settle
Call multiple references - new and 15-20 years old to see how a project performs in the full life cycle
Confirm licensing, bonding, and insurance - these should be non-negotiable for a professional
Look for maintenance infrastructure - ensure someone will be there if you need them
Ask the tough questions about past failures - if they have had to tear out and replace more than 30% of their own work, avoid!
And don’t you want a contractor willing to give you this information? One that is willing to share data? When you follow these guides, you won’t just get a new roof— you’ll get peace of mine, security, and a partner who helps you protect your facility, your budget, and you.
