How to Choose a Commercial Roofing Contractor in Florida: 7 Questions to Ask
Published April 2026 · Ocean Group Construction
Florida has thousands of roofing contractors. After every hurricane season, hundreds more appear. Most of them are residential roofers — shingle guys who slap a "commercial" label on their truck when they see a bigger project. Some of them are excellent craftsmen. Very few of them are qualified for commercial work.
The difference matters because commercial roofing failures don't cost $15,000 like a residential leak. They cost $200,000-$500,000 in property damage, business interruption, tenant lawsuits, and voided warranties. Choosing the wrong contractor is the most expensive mistake a Florida property manager can make.
Here are the 7 questions that separate qualified commercial contractors from pretenders — and the answers you should expect.
Question 1: "What Florida licenses do you hold?"
The right answer: A CCC (Certified Roofing Contractor) number, a CGC (Certified General Contractor) number, or both — issued by the Florida Department of Business and Professional Regulation (DBPR).
Why it matters: Florida law requires a CCC or CGC license to contract commercial roofing work. A "registered" contractor (local county registration) is NOT equivalent — that's limited to the county of registration and doesn't meet the qualification standards of state certification.
Red flags:
- "We're registered in [county name]" — not sufficient for commercial work
- "We'll pull the permit under our GC's license" — they're not the licensed contractor; they're a subcontractor using someone else's license
- Hesitation or inability to provide a license number immediately
Verify any license at myfloridalicense.com — it takes 30 seconds and confirms the license is active, the contractor name matches, and there are no disciplinary actions.
Question 2: "Which manufacturers certify you as an approved applicator?"
The right answer: Specific manufacturer names — GAF, Carlisle, Versico, Firestone, Johns Manville, Sika, Tremco, Soprema, or similar tier-one commercial roofing manufacturers.
Why it matters: The manufacturer warranty on your commercial roof — the one that covers both materials AND labor for 15-30 years — is only valid if the system was installed by a manufacturer-certified contractor. Without certification, you get a material-only warranty. When that roof fails in year 8 and needs $150,000 in labor to repair, material-only coverage is worthless.
A contractor certified by multiple manufacturers can recommend the best system for your building rather than just the one they're authorized to install. If a contractor only offers one manufacturer's products, they'll recommend that product whether it's the best fit or not.
Red flags:
- "We can install any system" — without naming specific certifications, they're likely not certified by anyone
- "We'll get the certification for your project" — that's not how it works; certification requires training, testing, and track record
Question 3: "Can you provide certificates of insurance — GL, WC, and auto?"
The right answer: "Yes, we'll have our broker send certificates directly." Then they actually do it within 24 hours.
What you need to see:
- General Liability: Minimum $1M per occurrence, $2M aggregate. For larger projects, $5M+ is standard.
- Workers' Compensation: Covers injuries to their workers on your property. Without it, YOU are liable under Florida law if a roofer falls off your building.
- Commercial Auto: Covers damage from their vehicles on your property.
Red flags:
- Delays in providing certificates — if they can't produce current COIs quickly, their coverage may have lapsed
- Self-insured workers' comp "exemptions" with more than 3 employees — the exemption is for sole proprietors and very small operations. A company with crews should carry full WC.
Question 4: "What is your Experience Modification Rate (EMR)?"
The right answer: A specific number, ideally below 1.0. An EMR of 0.85 or lower indicates a safety record better than the industry average.
Why it matters: EMR is calculated by insurance companies based on a contractor's actual workers' compensation claims history versus expected claims for their industry and size. It's an objective measure of safety performance — not a marketing claim.
- EMR below 1.0: Better than average safety record
- EMR at 1.0: Average
- EMR above 1.0: Worse than average — higher accident rate
Many general contractors require subcontractors to have an EMR below 0.85 or 0.90 to qualify for their projects. If the roofer can't tell you their EMR, they either don't know (unprofessional) or it's high (dangerous).
Question 5: "Can you show me 3 completed commercial projects similar to mine — in the last 12 months?"
The right answer: Specific project names, addresses, and contact information for references. Even better: photos and the offer to visit a current jobsite.
Why it matters: Commercial roofing and residential roofing are fundamentally different trades. A contractor who's installed 2,000 residential shingle roofs has exactly zero relevant experience for a 50,000 SF TPO re-roof on a warehouse. The equipment is different. The crew skills are different. The project management is different. The safety requirements are different.
What to look for in references:
- Projects similar in size to yours (a 5,000 SF strip mall contractor may not be equipped for a 100,000 SF warehouse)
- Projects using the same system type you need
- Projects in Florida (climate-specific experience matters)
- Recent work — not projects from 5 years ago with a different crew
Question 6: "Will you provide a detailed written scope of work before I sign anything?"
The right answer: "Absolutely — our proposals include full specifications, material details, warranty information, project timeline, and payment schedule."
Why it matters: A vague proposal that says "re-roof building — $200,000" tells you nothing about what you're actually getting. You need to see:
- Specific membrane manufacturer and product (e.g., "Carlisle 60-mil TPO, white")
- Insulation type and R-value
- Attachment method (mechanically attached, fully adhered, or Rhino Bond)
- Edge detail specifications
- Warranty type and duration
- What's included and what's excluded
- Project timeline with milestones
- Payment schedule tied to completion milestones (never 100% upfront)
Red flags:
- One-page proposals with no specifications
- "We'll figure out the details once we start" — this is how change orders happen
- Demands for large upfront deposits (10-15% mobilization is reasonable; 50% upfront is a red flag)
Question 7: "What happens if there's a problem after the project is complete?"
The right answer: A clear explanation of the warranty structure, the manufacturer's role, and the contractor's service obligations. Specifically:
- Manufacturer warranty: NDL (No Dollar Limit) coverage for both materials and labor, 15-30 years
- Contractor workmanship warranty: Typically 2-5 years covering installation defects
- Service response: How quickly they respond to warranty calls and who handles them
- Maintenance requirements: What you need to do (inspections, maintenance) to keep the warranty valid
The manufacturer NDL warranty is your real protection. If the contractor goes out of business, the manufacturer warranty remains valid and the manufacturer will assign another certified contractor to handle warranty claims. This is why manufacturer certification matters — it's the safety net that survives the contractor.
The Bottom Line
Hiring a commercial roofing contractor is a six-figure decision with 20-year consequences. These 7 questions take 15 minutes to ask and can save you hundreds of thousands in avoided problems. Any contractor who can't answer all 7 confidently and specifically isn't qualified for your project — no matter how low their price is.
Ocean Group Construction holds CCC and CGC licenses, is certified by GAF, Carlisle, Versico, Firestone, Sika, Tremco, and Soprema, and can answer all 7 questions with documented proof. Contact us for a bid on your next commercial roofing project.