Are you still working with the same commercial roofer, even though the leaks keep coming back and communication has slipped? Do you worry that switching contractors might create more problems than it solves?
At Equity Commercial Roofing, we’ve serviced hundreds of projects across Central Pennsylvania. Our crew has decades of experience and a focus on proactive service, planning, and transparency. We’ve seen firsthand how costly it can be to stick with the wrong roofer for too long.
In this article, we’ll show you how to assess your current contractor using a performance scorecard and walk you through when it's time to move on.
A commercial roofer should have clear, consistent communication and focus on long-term solutions. If your contractor is difficult to reach or their solutions routinely fail, it may be time to evaluate the relationship.
Strong roofing partners typically:
One of the easiest ways to evaluate your roofing contractor is to use a simple performance scorecard. This helps you objectively review service quality instead of relying on gut feelings or convenience.
| Performance Category | What Good Looks Like | Warning Sign |
| Response Time | Same or next-day response to leaks and emergencies | Delayed responses or repeated scheduling issues |
| Problem Solving | Repairs address root causes and reduce repeat calls | Same problems reappear after multiple repair attempts for the same issue/area |
| Documentation | Provides before, during, and after photos with reports | Little or no written documentation |
| Budget Planning | Helps forecast repair and replacement costs | Only discusses problems after they happen |
| Communication | Provides updates, timelines, and follow-up | Hard to reach or unclear updates |
| Repair Options | Explains repair, restoration, and replacement choices | Pushes one solution without alternatives |
If your contractor consistently falls into the warning sign column, it may be time to start evaluating other options.
Leaks may occur post-repair if they are being treated symptomatically. Repairs that are too small may fail to permanently resolve the issue.
Recurring leaks often happen when contractors:
When money is repeatedly spent without improvement, the repair strategy needs to change. A good contractor will recommend more in-depth repairs or a replacement.
After any inspection or repair, you should receive photos of the issues identified and the completed work.
Without proper reporting, you can't confirm whether repairs were completed correctly.
Repair costs can change due to labor rates, material pricing, or hidden damage discovered during work. Some variation is normal. However, repeated or unexplained price increases may signal poor planning or a lack of transparency.
Your contractor should help you understand what your cost is expected to be. If needed, they should work with you to align repair plans with your budgeting cycles.
Issues with communication and expectations can often be corrected through direct conversation. A relationship reset may work if the contractor is responsive and open to feedback.
However, if problems remain unresolved after a direct conversation, it may be time to evaluate other options.
It may be time to replace your contractor if performance issues continue despite correction attempts.
Consider evaluating other contractors if you:
Switching contractors does not have to create disruptions if planned in advance. Most roofing relationships operate project-by-project, making transitions relatively straightforward.
Before switching, collect the following documents:
If your current contractor cannot provide these documents, that itself is a warning sign.
Choosing a contractor based only on price is one of the most common mistakes property managers make. Low bids often reduce scope, materials, or installation quality in ways that are not immediately obvious.
It's more cost-effective to have a contractor with a higher upfront cost who provides permanent repairs. Contractors with lower bids who require repeated visits can quickly escalate costs.
| Factor | Lowest Price Contractor | Long-Term Value Contractor |
| Initial Cost | Lower upfront cost | Moderate upfront cost |
| Repair Quality | Often temporary or limited scope | Focus on permanent solutions |
| Documentation | Minimal reporting | Detailed reports and photos |
| Communication | Reactive and inconsistent | Proactive and structured |
| Budget Planning | Rarely provided | Helps forecast maintenance costs |
| Long-Term Cost | Often higher due to repeat repairs | Typically lower over the roof’s lifespan |
A quality roofing contractor should have verified licensing and insurance, recognized manufacturer certifications, a strong online reputation, and positive references. They should also have available workmanship guarantees and warranties.
An established office with branded vehicles signals that they are established in their community. This is an important trait, considering 95% of roofing companies fail by their fifth year.
Property or facility managers should evaluate:
Request references and ask specifically about how the contractor handles problems.
Sticking with a commercial roofing contractor who is no longer a good fit can lead to stress and avoidable emergencies. This is especially true if you’re facing repeated issues and delayed responses.
Now that you’ve learned what a high-performing roofing partnership should look like, it’s time to take an honest look at your current contractor. If they consistently fall short, a reset or replacement may be the best move for your building and budget.
Your next step is to read our guide to the Top Commercial Roofing Contractors in Central PA. This list is a starting point for those who are setting the standard for transparency, service, and long-term value. This will give you a benchmark if you’re ready to explore other options.
At Equity Commercial Roofing, we help businesses make strategic roofing decisions every day. Whether you need a second opinion or a fresh start, we’re here to help you protect your property and your bottom line.