A roof replacement looks like a trade job, but it behaves like a project. It has a fixed scope, a hard weather window, a third-party vendor, an insurance stakeholder, and real safety exposure. Facility managers and property owners who treat it as a single phone call often end up with slipped dates, disputed invoices, and warranties nobody can find.
- A roof replacement is a short, high-risk project, and it deserves a charter, a schedule, a procurement plan, and a risk register like any other.
- U.S. insurers logged 2,769,362 hail loss claims from 2017 to 2019, and 69% of them landed between March and June, so plan the install for late summer through winter.
- Licensing rules vary by state, so vetting falls on you: insurance certificates, BBB standing, references, written bids, and an automatic fail for any offer to waive your deductible.
- Closeout is where warranty value is won or lost. Use the free Roof Project Planner below to date every phase, size your reserves, and track the documents to collect before the final payment.
This playbook maps a roof replacement onto the project life cycle you already know. It is written for project managers handling commercial buildings, rental portfolios, or their own homes, especially in regions where hail season sets the calendar.
1. Treat the Roof as a Project, Not a Repair Call
A roof replacement follows the same four phases as any project, just compressed into weeks instead of months. Writing a one-page project charter up front forces the decisions that usually get skipped: who approves spend, what “done” means, and how much contingency you hold.
| Phase | Roofing tasks | PM output |
|---|---|---|
| Initiation | Inspection, damage photos, insurance notice | Charter, budget range |
| Planning | Scope of work, material choice, bids, schedule | Plan, procurement plan, risk register |
| Execution | Tear-off, decking repairs, install, daily cleanup | Status reports, change requests |
| Closure | Final walk-through, permits closed, warranty filed | Closure report, lessons learned |
A simple project plan with a work breakdown structure is enough. The value is in naming owners for each task, especially the insurance and permit items that fall between the property owner and the contractor.
Real-life example
A new roof is a five-figure capital project
In the 2025 Cost vs Value Report, the national average job cost for an asphalt shingle roof replacement was $31,871, and a metal roof averaged $51,865. Spending at that level deserves the same charter, budget approval and change control a project manager would apply to any capital project.
From the field
“Always check first with your insurance company or agent before signing any documents”
Brooke Kelley, NICB vice president of communications, in an NICB news release
By the numbers
- 67.5%of the cost of an asphalt shingle roof replacement is recouped at resale on average, versus 50.1% for a metal roof.Cost vs Value 2025
- 62%of the hail loss claims NICB reviewed for 2017 to 2019 came from homeowners policies, the largest of the five policy types.Insurance Journal, NICB data
2. Scope and Schedule Around Storm Season
Hail sets the roofing calendar across much of the country, so plan around it rather than react to it. The National Insurance Crime Bureau counted 2,769,362 U.S. hail loss claims from 2017 to 2019. May was the single heaviest month, and March through June together accounted for 69% of all claims.
The pattern has not eased. The Insurance Information Institute reports 5,432 hail events nationwide in 2025, up from 5,373 in 2024, based on National Weather Service Storm Prediction Center data.
Three scheduling rules follow from this data:
- Book Planned Replacements for Late Summer Through Winter: Contractor demand spikes after spring storms, and lead times stretch with it.
- Build a Weather Buffer into Every Milestone: A tear-off cannot sit open in a storm, so weather days belong in the baseline, not in a change request.
- Track Progress with an Index, Not a Feeling: The Schedule Performance Index flags a slipping job early enough to act.
Real-life example
Texas and Kansas led the country in major hail events
Storm Prediction Center data compiled by the Insurance Information Institute shows Texas with 902 major hail events in 2025, followed by Kansas with 375 and Oklahoma with 369. Project managers with roofs in those states should treat spring as the riskiest window for both storms and contractor availability.
Source: Insurance Information Institute, Facts + Statistics: Hail
From the field
“Severe convective storms are no longer a ‘secondary’ regional or seasonal concern”
Sean Kevelighan, CEO of the Insurance Information Institute, in MyChesCo, 2026
By the numbers
- $51Bin U.S. insured losses from severe convective storms in 2025, the third year in a row above $50 billion.Triple-I via MyChesCo
- 70% to 90%of insured residential catastrophe losses tied to hail events come from roof damage, by Triple-I estimates.Triple-I via MyChesCo
Free Roof Project Planner
Use this free planner to turn the playbook into a dated plan for your own roof. It works for a home, a rental property or a commercial building.
- Describe the roof: pick the property type and roof system, enter the size in squares and your target install date.
- Add the money: enter the accepted bid, a per-sheet decking price, a contingency and your payment split.
- Read the plan: the planner dates every phase, sizes the weather buffer for hail season and flags risky deposits or thin reserves.
- Close it out: tick the closeout documents as they arrive, then copy, download or print the plan for your project file.
Roof Project Planner
Turn your roof replacement into a dated project plan: phases from inspection to closeout, a weather buffer sized to hail season, a budget with decking and contingency reserves, milestone payments and a closeout checklist to finish before the final payment.
Loading the planner…
Runs in your browser. Nothing you enter is stored or sent. Durations are planning estimates: confirm them with your contractor.
3. Procure the Contractor with a Scorecard
Contractor selection is the decision that carries the most risk. Licensing requirements for roofers differ from state to state, and some areas have none at all, so a business card proves very little. That puts vetting on you. The Federal Trade Commission advises getting several written estimates to avoid home improvement scams, confirming the contractor’s license with your state or county, and asking for proof of insurance. It also warns against paying the full cost up front and says to hold the final payment until the work is done to your satisfaction.
For those overseeing residential properties, property management services can also help establish consistent contractor evaluation and maintenance procedures.
Turn the FTC guidance into a weighted scorecard so bids are compared on the same terms. Your procurement plan and a short request for proposal give every bidder the same scope to price.
| Criterion | Weight | What to verify |
|---|---|---|
| Insurance and bonding | 25% | Certificate of insurance; call the insurer to confirm |
| Reputation | 20% | BBB rating and accreditation; review counts and recency |
| Warranty terms | 20% | Workmanship warranty length in writing; manufacturer warranty |
| Scope clarity | 15% | Line-item bid covering tear-off, decking, flashing, cleanup |
| Schedule and access | 10% | Start date, crew size, emergency response |
| Payment terms | 10% | No full prepayment; payments tied to milestones |
One rule is pass or fail, not a weighting: never accept an offer to waive, pay, or rebate your insurance deductible. Some states ban the practice outright; Colorado, for example, made it illegal for roofing contractors in 2012, according to the Colorado Roofing Association.
Whichever contractor you choose, lock the agreed terms into a written supplier contract with milestones, cleanup duties, and warranty documents listed as deliverables. The FTC also recommends filling in every blank space and writing any verbal promises into the contract.
Real-Life Example: Here is what a strong bid looks like in practice. LOA Roofing & Construction, an Austin roofing company at 706 W. Ben White Blvd., holds an A+ rating and has been BBB Accredited since October 29, 2018, according to its Better Business Bureau profile. Its Austin page displays a 5.0-star Google rating across more than 1,000 reviews. LOA states that it offers a lifetime workmanship warranty, no-cost and no-obligation roof inspections, and drone inspections when the owner cannot be on site. The company also says its team brings 30+ years of combined experience across residential and commercial roofing, including TPO, EPDM, metal, and clay tile systems. Each of those claims maps directly to a row on the scorecard above.
Real-life example
Colorado wrote roofing procurement rules into law
Colorado’s Senate Bill 38, signed on June 6, 2012, applies to residential roofing work over $1,000. It requires a written, signed contract, bans paying, waiving or rebating the homeowner’s deductible, and gives the owner a 72-hour right to cancel if the insurance claim is denied in whole or in part. Those are the same controls a project manager builds into a procurement plan.
Source: Colorado Roofing Association
From the field
“the number of unscrupulous contractors ready to swoop in promising a quick fix”
National Insurance Crime Bureau, on what stays consistent after hailstorms, in a NICB news release
By the numbers
- 637,977hail loss claims came from Texas from 2017 to 2019, the most of any state, followed by Colorado with 380,066.Insurance Journal, NICB data
- 72 hoursis how long a Colorado homeowner has to cancel a roofing contract after an insurance claim is denied.Colorado Roofing Association
4. Build a Roofing Risk Register
A roofing job concentrates several risks into a few days. A risk register built before work starts turns those risks into owned actions.
| Risk | Likelihood | Impact | Response |
|---|---|---|---|
| Storm during tear-off | Medium | High | Weather buffer; tarps staged; daily forecast check |
| Rotten decking found | Medium | Medium | Per-sheet decking price agreed in the bid |
| Worker fall | Low | Severe | Confirm fall protection plan and insurance |
| Insurance scope dispute | Medium | High | Photo log; adjuster on site; written scope |
| Material delay | Low | Medium | Confirm stock before start date |
Safety deserves its own line even though the contractor owns it. The Bureau of Labor Statistics counted 1,069 construction worker deaths in 2022, and CPWR’s analysis of the same data found that 397 of them were falls from elevation. That is why the insurance check carries the heaviest weight on the scorecard.
Hidden decking damage is the most common source of scope change. Agree on a per-sheet replacement price in the bid, then log any extra sheets through a change request form so the final invoice holds no surprises.
Real-life example
Roofing is one of the deadliest jobs in the country
In 2023, roofers had a fatal work injury rate of 51.8 per 100,000 full-time workers, with 113 deaths. The rate for all workers was 3.5. A project manager cannot run the crew’s safety program, but can make a written fall protection plan and proof of workers’ compensation coverage a condition of the contract.
Source: U.S. Bureau of Labor Statistics, Census of Fatal Occupational Injuries
From the field
“Plan. Provide. Train.”
The three steps of OSHA’s Fall Prevention Campaign for work at heights
By the numbers
- 423construction workers died from falls, slips and trips in 2023.BLS, The Economics Daily
- 38.5%of construction deaths in 2023 were caused by falls, slips and trips.BLS, The Economics Daily
5. Track Progress and Close Out
Execution is usually the shortest phase on a residential roof, while commercial systems run longer. Either way, a short daily project status report with photos covers progress, issues found, weather, and the plan for tomorrow.
Real-Life Example: Here is what installation acceptance criteria look like in practice. Larry Vaught Roofing, a family-owned Kansas City roofer in business since 1967, publishes a Kansas City contractor checklist that homeowners can use to compare bids. Beyond contractor questions such as BBB rating, deposits, and payment terms, it lists installation details you can check during execution: new step flashing at every course where the roof meets siding, 24-inch-wide metal valley flashing, two plies of underlayment on low slopes, and edge flashing placed correctly at eaves and rakes. The company also says its crews aim to replace each day what they tear off, instead of leaving sections under tarps overnight. Turn items like these into the inspection points on your daily status report, and the final walk-through becomes a confirmation rather than a discovery.
Closeout is where warranty value is secured. Before the final payment, collect these items:
- Final inspection sign-off and any closed permits
- Manufacturer warranty registration and the written workmanship warranty
- Before, during, and after photos, including decking repairs
- Lien waivers and the final itemized invoice
File them with a project closure report, then run a quick review using a lessons learned template. The next roof on your portfolio will go faster.
Real-life example
FORTIFIED roofs show what a documented closeout is worth
Under the IBHS FORTIFIED program, an independent evaluator collects photos and documents at set stages of the install, such as deck nailing, and submits them for review. Once the roof meets the standard, IBHS issues a five-year designation certificate, which insurers in several states require before they grant a premium discount. The certificate is only as good as the closeout file behind it.
Source: FORTIFIED Roof Contractor Handbook (Kentucky Department of Insurance)
By the numbers
- 70%fewer insurance claims for FORTIFIED homes than for typical homes after Hurricane Sally, in a University of Alabama study of over 40,000 properties.Roofing Contractor
- 100,000+homes have earned a FORTIFIED designation nationwide, a milestone IBHS marked in 2026.Biz New Orleans, 2026
The Bottom Line
A roof replacement runs best when you manage it as a project, with a charter, a weather-aware schedule, a scored contractor selection, and a live risk register. Hail data shows when demand will spike, and consumer guidance tells you which contractor behaviors to rule out. Plan the work, vet the vendor, document the closeout, and the roof becomes one of the most predictable projects in your portfolio.
Test Your Knowledge: Roof Replacement Quiz
10 questions on managing a roof replacement
Check what you learned. Pick an answer, then open the explanation.
According to NICB, what share of U.S. hail loss claims from 2017 to 2019 happened between March and June?
- AAbout 25%
- BAbout 45%
- CAbout 69%
- DAbout 90%
Show answer
Answer C. March through June held 69% of the 2,769,362 claims, and May was the heaviest single month.
When is the best window to book a planned roof replacement in hail country?
- AEarly spring
- BLate summer through winter
- CRight after the first spring storm
- DMay and June
Show answer
Answer B. Contractor demand and lead times spike after spring storms, so late summer through winter is usually easier to schedule.
Where do weather days belong in a roofing schedule?
- AIn a change request
- BIn the baseline
- CIn the closure phase only
- DNowhere, roofers handle weather
Show answer
Answer B. A tear-off cannot sit open in a storm, so weather days are planned work and belong in the baseline.
Which criterion carries the heaviest weight on the contractor scorecard in this playbook?
- APayment terms
- BScope clarity
- CReputation
- DInsurance and bonding
Show answer
Answer D. Insurance and bonding is weighted at 25% because of the safety and liability exposure on a roof.
What should happen to a bid from a contractor who offers to waive your insurance deductible?
- AIt gets a small penalty
- BIt fails outright
- CIt wins on price
- DIt needs a second reference
Show answer
Answer B. It is a pass or fail rule, not a weighting. Some states, such as Colorado, make the practice illegal.
In what year did Colorado make it illegal for roofing contractors to pay, waive or rebate a deductible?
- A2008
- B2012
- C2017
- D2021
Show answer
Answer B. Colorado Senate Bill 38 was signed on June 6, 2012.
What is the best way to control the cost of hidden decking damage?
- AIgnore it until the final invoice
- BAgree on a per-sheet price in the bid
- CAsk for a bigger deposit
- DSkip the inspection
Show answer
Answer B. A per-sheet price, plus a change request for each extra sheet, keeps rot found after tear-off from becoming a billing dispute.
What does the FTC say about paying for home improvement work?
- APay everything up front for a discount
- BPay cash only
- CDo not pay the full cost up front and hold the final payment until the work is done
- DLet the contractor deal with the insurer
Show answer
Answer C. The FTC warns against paying in full in advance and advises holding the final payment until you are satisfied.
Which document should you collect before the final payment?
- ALien waivers
- BThe bidder list
- CThe weather forecast
- DThe original RFP
Show answer
Answer A. Lien waivers, warranty documents, photos, inspection sign-off and the final itemized invoice all belong in the closeout file.
In 2023, how did the roofers’ fatal injury rate compare with the rate for all workers?
- AAbout the same
- BAbout 2 times higher
- CAbout 5 times higher
- DAlmost 15 times higher
Show answer
Answer D. BLS reports 51.8 deaths per 100,000 full-time roofers versus 3.5 for all workers, almost 15 times higher.
Video: What a Proper Shingle Install Looks Like
How to Install Roof Shingles
In this Ask This Old House video, general contractor Tom Silva walks through a shingle installation step by step. Watch it before your final walk-through so you know what good starter courses, nailing and flashing look like.
Video by This Old House on YouTube: How to Install Roof Shingles | Ask This Old House.
Facts Worth Checking
Facts worth checking
Each claim is checked against the original source where one exists.
| Claim | Verdict | What the source says |
|---|---|---|
| Most U.S. hail claims are filed in spring and early summer. | True | March through June held 69% of the 2,769,362 hail loss claims NICB reviewed for 2017 to 2019. NICB |
| Hail is getting rarer in the United States. | False | The Storm Prediction Center recorded 5,432 hail events in 2025, up from 5,373 in 2024. Insurance Information Institute |
| Every state licenses roofing contractors. | False | Rules differ by state and sometimes by county, which is why the FTC tells consumers to confirm the license with their state or county. FTC |
| A roofer can legally cover your deductible anywhere. | False | Colorado made paying, waiving or rebating a deductible illegal for roofing contractors in 2012, and other states have similar rules. Colorado Roofing Association |
| Roof damage drives most hail losses on homes. | True | Triple-I estimates roof damage at 70% to 90% of insured residential catastrophe losses tied to hail. Triple-I via MyChesCo |
| A new roof pays for itself at resale. | False | An asphalt shingle roof replacement recouped 67.5% of its cost at resale on average in 2025. Cost vs Value 2025 |
| Falls are the leading cause of death in construction. | True | Falls, slips and trips caused 38.5% of construction deaths in 2023. BLS |
| OSHA reported 1,069 construction deaths in 2022, 395 of them from falls. | Partly true | The 1,069 figure comes from the Bureau of Labor Statistics, and CPWR’s analysis of the same data counts 397 falls to a lower level. This article now cites those sources. BLS |
| Better installation standards cut insurance claims. | True | After Hurricane Sally, FORTIFIED homes were 70% less likely to have an insurance claim than typical homes. Roofing Contractor |
Checked November 11, 2026.
Frequently Asked Questions
How long does a roof replacement project take?
The installation is usually the shortest phase for a home, while commercial roofs take longer. Inspection, bidding, insurance approval, and materials usually add several weeks, so plan the whole project, not just the install. The free Roof Project Planner on this page dates every phase for you.
Do roofers need a license?
It depends on where the property is. Rules vary by state and sometimes by county, so confirm local requirements and still check insurance certificates, BBB standing, and references before signing.
Can a contractor cover my insurance deductible?
You should not accept that offer. Some states make it illegal for roofers to waive or rebate a deductible, and the deductible remains your responsibility under the policy.
When is the best time to schedule a roof replacement?
Late summer through winter is usually easiest, because spring hail drives demand. March to June held 69% of U.S. hail claims in NICB’s 2017 to 2019 data.
How much contingency should I hold?
Hold enough to cover unknown decking repairs, since rot is only visible after tear-off. Ask each bidder to price replacement decking per sheet so you can size the reserve, then add a general contingency for code upgrades and other surprises.
What should a roofing contract include?
A written scope with line items for tear-off, decking, flashing and cleanup, the start date and duration, the price and a milestone payment schedule, warranty terms, and the documents you will receive at closeout. Fill in every blank and write any verbal promises into the contract before you sign.
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Daniel Raymond, a project manager with over 20 years of experience, is the former CEO of a successful software company called Websystems. With a strong background in managing complex projects, he applied his expertise to develop AceProject.com and Bridge24.com, innovative project management tools designed to streamline processes and improve productivity. Throughout his career, Daniel has consistently demonstrated a commitment to excellence and a passion for empowering teams to achieve their goals.