Free 19-point roof inspection · Written estimate in 24 hours
How to choose a roofer in the Midlands
A 12-point vetting checklist, the red flags that should end a conversation, and the right way for a contractor to handle your insurance claim.
Quick answer
Verify the SC license, get liability and workers' comp certificates from the insurer, confirm a local physical address, require a line-item written estimate and a written workmanship warranty, and never sign with anyone who offers to cover your deductible.
After every Midlands hail line, out-of-state trucks fill the neighborhoods. Some are competent. Many are sales operations that subcontract the work and disappear before the first warranty call. Here is the checklist we would use if we were hiring somebody else.
What should I check before a roofer touches my house?
Quick answer
License, insurance certificates from the insurer, a physical local address, a line-item estimate, permit responsibility in writing, and a workmanship warranty you can read.
- South Carolina contractor license or registration number — verify it yourself with SC LLR.
- General liability certificate, sent directly by the insurance agent.
- Workers' compensation certificate covering the people actually on the roof.
- A local physical address you can drive to — ours is 3190 Leaphart Rd, West Columbia.
- Years in business under the same name. Storm operations rebrand constantly.
- Google review history spread over years, not 40 reviews in one month.
- Written, itemized estimate: tear-off, decking, underlayment, drip edge, valley protection, ventilation, flashing, disposal, permit.
- Who pulls the permit — the contractor should, in their name, never the homeowner.
- Employees vs subcontracted crews, and whether the salesman will be on site.
- Written workmanship warranty with a term and a transfer clause.
- Manufacturer certification level, and which shingle line and AR granule package is being quoted.
- How supplements and hidden decking damage get documented and priced before work continues.
What are the red flags that should end the conversation?
Quick answer
Deductible rebates, today-only pricing, no license number, no local address, cash-only deposits, and contracts that assign your claim rights to the contractor.
| Red flag | Why it matters |
|---|---|
| “We'll cover your deductible” | Insurance fraud in South Carolina — and it puts your claim at risk |
| Price expires today | Sales pressure, not scheduling reality |
| No license or insurance certificates | You inherit the liability if someone is hurt |
| PO box or out-of-state address only | No one to call for a warranty claim in year three |
| Large cash deposit before materials | Common pattern in abandoned jobs |
| Assignment of benefits buried in the contract | Signs your claim rights over to the contractor |
| No permit, “we don't need one here” | Re-roofs are permitted in the Midlands and any home within 90 minutes of West Columbia |
| Bid is 30% below everyone else | Something real was left out of the scope |
How should a roofer handle my insurance claim?
Quick answer
They should inspect all slopes with chalked test squares, photograph collateral soft-metal damage, meet your adjuster on the roof, scope in Xactimate, and file supplements with code citations — without ever touching your deductible.
This is the part most contractors outsource and most homeowners lose money on. Our estimators handle insurance claims every day and are Xactimate specialist experienced with USAA, State Farm, Allstate, Liberty Mutual, Farmers, Nationwide and every major carrier writing in South Carolina, so scopes leave here in the same format the carrier reviews. That is why denials we re-document often get reopened. Details on our claims page.
How do you compare two roofing estimates fairly?
Quick answer
Line them up item by item. If one omits decking allowance, ridge vent, drip edge, valley protection, permit or disposal, it is not cheaper — it is incomplete.
Ask each bidder to quote the same shingle line, the same underlayment, the same ventilation plan and the same decking allowance. Then the only variable left is workmanship and warranty, which is what you actually wanted to compare. Our 2026 price guide lists the ranges those items should fall into.
Get your number in writing
Every Beaver estimate is itemized line by line — tear-off, decking, underlayment, ridge vent, flashing, disposal and permit — so you can compare apples to apples.
- Free 19-point inspection with photos of every slope
- Written estimate within 24 hours
- Insurance claims scoped in Xactimate
- No same-day-only discount pressure
Frequently asked questions
How do I verify a roofer is licensed in South Carolina?
Ask for the license number and check it with the SC Department of Labor, Licensing and Regulation. Residential builders and roofing contractors are licensed or registered by dollar threshold; anyone bidding a $15,000 roof should hand you a number without hesitating.
What insurance should a roofing contractor carry?
General liability and workers' compensation — and you want the certificates emailed to you by the insurer or agent, not a PDF from the salesman. If a crew member is hurt on your roof and there is no workers' comp, that claim can land on your homeowner policy.
Should I pay a deposit up front?
A material deposit is normal on custom orders like metal or copper. A large cash deposit on a standard shingle job is not. We do not collect money before materials are delivered on typical replacements.
Are storm chasers always bad?
Not always, but the incentives are ugly: out-of-state crews, subcontracted labor, and a warranty that is worthless once the truck leaves the state. Anything they promise about deductibles is a red flag on its own.
What questions should I ask before signing?
Who is on my roof — employees or subs? Who pulls the permit? What underlayment and nailing pattern? How do you handle rotten decking? What is your workmanship warranty in writing? Who talks to my adjuster?
Talk to a person instead
Our office on Leaphart Road answers the phone Monday–Friday, 8am–5pm. After hours, the on-call estimator handles emergency tarping.
What happens next
- We call you back within one business hour.
- A real roofer walks the roof — 19 checkpoints, photos of every slope.
- You get a written estimate and, if it's storm damage, a claim-ready damage report.
- You decide. No high-pressure close, no same-day-only pricing.
No-pressure next step
Ready for a straight answer about your roof?
Free 19-point inspection, photo report the same day, and a written Xactimate-grade estimate you can hand to your insurance adjuster.
Why homeowners call us first
- Our estimators handle insurance claims every day — we write in Xactimate, the same platform your carrier uses, and can walk you through the process every step of the way.
- 4.9 ★ from 440+ Google reviews.
- We meet your adjuster on the roof, file supplements, and handle the paperwork.
- Local Lexington County crews — never subcontracted storm chasers.