roofers

How to Choose a Roofing Contractor in Michigan: License Checks, Ice Dams, and Hail Season

Michigan licenses roofers through LARA, so check the license first. Learn what a Michigan roof needs for ice dams and hail, and how to read and compare estimates.

How to Choose a Roofing Contractor in Michigan: License Checks, Ice Dams, and Hail Season

Michigan is one of the states that licenses roofers. Any contractor replacing a roof on a house in the state must hold either a Residential Builder license or a Maintenance and Alteration license with the roofing trade endorsement, both issued by the Department of Licensing and Regulatory Affairs. That license is searchable online, and checking it is the first thing to do before letting anyone quote your roof.

The second thing is understanding what Michigan asks of a roof. Ice dams form on nearly every house from Grand Rapids north after a heavy January, hail rolls across the southern counties each spring and summer, and lake-effect snow loads the roofs of Muskegon, Traverse City, and Marquette for months at a time. A roofer who does not talk about ice and water shield, ventilation, and snow load in the first conversation is not thinking about your roof, only about the shingles.

Verify the LARA License Before Anything Else

Search the contractor's name or license number on the LARA website. The result shows the license type, its status, and any disciplinary history. A Residential Builder license covers full roof replacement and any structural work, while a Maintenance and Alteration license with the roofing endorsement covers roof replacement but not structural changes.

A contractor working without one of those licenses is breaking state law on any job over $600, and you have almost no recourse if the work fails. Michigan homeowners have sued unlicensed roofers and won judgments that were never collected because the company dissolved. The license is your leverage.

Ask for the license number in the first phone call and check it before the estimate. Legitimate Michigan roofers print it on their trucks, business cards, and contracts, and a company that hesitates to provide it is telling you something.

Insurance Goes With the License

A license does not mean the contractor is insured. Ask for certificates of general liability of at least $1 million and workers' compensation, and call the agent to confirm both are active. Roofing is one of the most dangerous trades, and a crew member falling from a two-story colonial in Ann Arbor or Rochester Hills without coverage becomes a claim against your homeowner's policy.

Some roofers use subcontracted crews. That is common and not always a problem, but ask whose workers' compensation covers the crew on your roof, and get the answer in writing.

What a Michigan Roof Has to Handle

Ice dams are the defining Michigan roofing problem. Snow melts on the warm upper roof, refreezes at the cold eaves, and backs water up under the shingles. The Michigan residential code requires ice and water shield membrane from the eave to at least 24 inches inside the exterior wall line, and a good roofer installs it wider than that on low-slope sections and in valleys.

Ventilation prevents ice dams from forming in the first place. A roofer who proposes new shingles without inspecting attic insulation and the balance of intake and exhaust vents is skipping the cause of the problem. Ask what they found in the attic and what they recommend for soffit and ridge venting.

Hail is the other big one. Southeast Michigan, Lansing, and the Kalamazoo area see hail events most years, and a roofer who works hail claims should be able to explain how they document damage for the insurer and what impact-rated shingles cost. Class 4 impact-resistant shingles add $1,000 to $3,000 to a typical roof and can lower insurance premiums with some Michigan carriers.

Snow Load in the North

Homes in Marquette, Houghton, and the northern Lower Peninsula carry snow on the roof from December into April. Roof structure matters more there, and a roofer should check rafter spacing and sheathing condition rather than assuming the old roof was fine.

Metal roofing is more common up north for that reason. It sheds snow and costs $14,000 to $30,000 for a typical house, compared to $9,000 to $20,000 for asphalt shingles, and a roofer who does both can explain which suits your house.

Reading a Michigan Roofing Estimate

A proper estimate lists the shingle brand and line, the underlayment, the ice and water shield coverage, the drip edge, the ventilation plan, the flashing work, the number of layers being removed, and the disposal. It also states the price, the payment schedule, the start date, and the warranty terms.

Tear-off matters. Michigan code allows two layers of asphalt shingles, and a roofer offering to lay a third is offering to break code. A roofer proposing a layover on a single existing layer is legal but is skipping the chance to inspect and repair the decking, and on a house older than 40 years that inspection usually turns something up.

Ask what happens if rotten decking is found. Most Michigan roofers price sheathing replacement per sheet, at $75 to $150 installed, and a contract that names the per-sheet price protects you from an open-ended change order.

Typical Michigan Roof Replacement Costs

Asphalt shingle replacement on a 2,000 square foot ranch runs $9,000 to $15,000 in most of the state. A two-story colonial with a steeper pitch and more complex roofline runs $12,000 to $22,000, and Detroit's northern suburbs, Ann Arbor, and Grand Rapids sit at the top of the range.

Three bids for the same roof commonly differ by $4,000 or more. Some of that is overhead, and some is what one roofer included that another left out, so compare line by line rather than by the total.

The Storm Chaser Problem in Michigan

After every significant hail or wind event, out-of-state roofing sales crews arrive in Michigan subdivisions with clipboards. The pitch is a free inspection, a finding of storm damage, and an offer to handle the insurance claim. Some are legitimate, and many are not, and the ones that are not often lack the Michigan license entirely.

Ask for the LARA license number on the spot. An out-of-state company without it cannot legally replace your roof, no matter what the insurance adjuster approves. Ask for a local address and how long the company has operated in Michigan, and check the state's business entity database.

Never sign an assignment of benefits or a contingency agreement in the driveway. Those documents give the roofer control of your insurance claim, and Michigan homeowners have been left with liens and unfinished roofs after signing them.

Warranties and What They Cover

Shingle manufacturers offer material warranties of 25 years to lifetime, and most only apply if the roofer is certified by that manufacturer and installs the full system, including their underlayment and ventilation products. Ask whether the roofer holds a manufacturer certification and what that means for the warranty.

The workmanship warranty comes from the roofer and covers installation errors. Michigan roofers offer anything from one year to 25 years, and a long workmanship warranty is only worth what the company's longevity is worth. A 20-year warranty from a company founded last year is a promise, not a guarantee.

Get both warranties in writing and understand what voids them. Walking on the roof, adding a satellite dish, or failing to maintain ventilation can cancel a manufacturer warranty, and the roofer should explain that before you sign.

Making the Final Call

Three licensed, insured, local roofers with written estimates is the standard. Compare the materials, the ice and water coverage, the ventilation plan, and the warranties before looking at the totals, and ask each one what the others left out.

Our directory of Michigan roofing contractors is a quick way to find several licensed local companies to call, and the home improvement guides on our blog cover related topics like ice dam prevention and hail claim costs across the state. Timing helps too, since Michigan roofers are busiest from May through October and a job booked for late fall or early spring often comes in a few percent lower.

Frequently Asked Questions

Do roofers need a license in Michigan?

Yes. Any contractor replacing a residential roof must hold a Residential Builder license or a Maintenance and Alteration license with the roofing trade, issued by LARA. Check the license status online before signing anything.

How much does a new roof cost in Michigan?

Asphalt shingle replacement runs $9,000 to $22,000 for most houses depending on size, pitch, and location. Metal roofing runs $14,000 to $30,000, and Class 4 impact shingles add $1,000 to $3,000.

What is ice and water shield and how much do I need?

It is a self-adhering waterproof membrane installed under the shingles at the eaves, valleys, and penetrations. Michigan code requires it from the eave to at least 24 inches inside the exterior wall, and low-slope roofs and northern homes often need more.

Should I file an insurance claim for hail damage?

Only after a licensed Michigan roofer or an independent inspector documents the damage. A claim with no verified damage can raise your premiums, and a storm-chasing salesperson's free inspection is not a neutral assessment.

When is the best time to replace a roof in Michigan?

Late spring through early fall for weather, and late fall or early spring for price. Roofers are booked solid from May to October, and a job scheduled for April or November often comes in 5 to 10 percent lower.