A roofing contract covers material specifications (shingle brand/line, underlayment, flashing), tear-off versus overlay, a decking allowance for hidden rot (replacement priced per sheet, typically $70–$150 installed), permits and inspections, payment schedule (deposit within state caps, balance on completion — never full payment up front), workmanship warranty (2–10 years) versus manufacturer's material warranty (25–50 years), insurance-claim coordination terms where applicable, and cleanup/magnetic-sweep obligations. Storm-chaser red flags: full prepayment, no local address, contingency contracts signed before the adjuster's visit.
Free Roofing Contract Template
Reviewed by the Agiled editorial teamUpdated June 2026
Roofing is the home-improvement category with the highest fraud complaints and the clearest fix: paper. A real roofing contract specifies the shingle by brand...
Part of our free contract template library — 75+ agreements in Word and PDF, ready to customize and sign.
Full template text
The following template is provided for general informational purposes. You should have an attorney licensed in your jurisdiction review the document before using it on an actual project.
ROOFING CONTRACT AGREEMENT
Contract Date: [Date]
Contract Number: [Number]
ARTICLE 1. PARTIES
This Roofing Contract Agreement ("Agreement") is entered into as of the date stated above by and between:
Contractor: [Contractor Full Legal Name], a [State] [sole proprietorship / LLC / corporation], with its principal place of business at [Address], Phone: [Phone], Email: [Email], License Number: [License Number].
Property Owner: [Owner Full Legal Name], residing at or managing the property located at [Property Address], Phone: [Phone], Email: [Email].
Contractor and Property Owner are each referred to individually as a "Party" and collectively as the "Parties."
ARTICLE 2. PROJECT LOCATION AND DESCRIPTION
The work described in this Agreement shall be performed at: [Full Property Address] ("Project Site"). The structure is a [single-family residence / multi-family dwelling / commercial building / other] with an existing [type of roof, e.g., asphalt shingle] roof system covering approximately [square footage or number of roofing squares] of roof area.
ARTICLE 3. SCOPE OF WORK
Contractor agrees to perform the following roofing work ("Work"):
a) Remove and dispose of the existing roof system, including up to [number] layer(s) of existing roofing material, in accordance with local disposal regulations.
b) Inspect the roof deck for damage. Report any damaged decking to Property Owner before proceeding. Repair or replace damaged decking sections as authorized under a separate change order.
c) Install the following roofing system: [Manufacturer] [Product Line] [Color], [warranty class, e.g., Lifetime Architectural Shingles], in strict accordance with manufacturer installation specifications.
d) Install new underlayment: [Product Name and Specification].
e) Install ice and water shield membrane in all valleys, eaves, and around penetrations as required by local building code and manufacturer specifications.
f) Replace all pipe boots, flashing, drip edge, and ridge vent with [specify materials].
g) Install [number] new roof vents or ridge venting system: [specify type].
h) Clean all gutters, downspouts, and the project site of debris upon completion of Work.
i) [Additional scope items as applicable.]
Any work not explicitly described in this Article is excluded from the scope of this Agreement unless added by a written change order signed by both Parties.
ARTICLE 4. MATERIALS
All materials shall be new, of the quality and grade specified in Article 3, and delivered to the Project Site in their original sealed packaging. Contractor shall provide Property Owner with copies of manufacturer product data sheets upon request. No material substitutions shall be made without prior written consent of Property Owner.
ARTICLE 5. CONTRACT PRICE
The total contract price for the Work described herein is $[Total Amount] ("Contract Price"), itemized as follows:
| Item | Amount |
|---|---|
| Labor | $[Amount] |
| Materials | $[Amount] |
| Permits and Fees | $[Amount] |
| Disposal and Cleanup | $[Amount] |
| Total | $[Total Amount] |
| The Contract Price is a [fixed lump sum / time-and-materials estimate]. If time-and-materials, the labor rate is $[Rate] per hour and materials are billed at cost plus [percentage]% markup. The estimated total shall not be exceeded without a signed change order. |
ARTICLE 6. PAYMENT SCHEDULE
Property Owner agrees to pay Contractor according to the following schedule:
a) Deposit: $[Amount] ([percentage]% of Contract Price) due upon execution of this Agreement.
b) Progress Payment: $[Amount] due upon completion of tear-off and delivery of new materials to the Project Site.
c) Final Payment: $[Amount] (remaining balance) due within [number] business days of substantial completion of Work and successful final inspection.
Payments shall be made by [check / bank transfer / credit card / other]. Payments not received within [number] days of the due date shall bear interest at the rate of [percentage]% per month or the maximum rate permitted by law, whichever is less.
ARTICLE 7. PROJECT TIMELINE
a) Estimated Start Date: [Date] or within [number] days of receipt of the deposit, whichever is later.
b) Estimated Completion Date: [Date], subject to adjustments for weather delays, material backorders, unforeseen structural conditions, or authorized change orders.
c) Contractor shall notify Property Owner within 48 hours of any event that may delay the schedule by more than [number] business days.
d) If Contractor fails to substantially complete the Work within [number] days beyond the Estimated Completion Date (excluding excusable delays), Property Owner may assess liquidated damages of $[Amount] per calendar day of delay, or may terminate this Agreement under Article 12.
ARTICLE 8. CHANGE ORDERS
Any modification to the Scope of Work, Contract Price, or Project Timeline must be documented in a written Change Order signed by both Parties before the changed work commences. Each Change Order shall describe the additional or modified work, the cost adjustment (increase or decrease), and the impact on the completion date. Oral change orders are not enforceable under this Agreement.
ARTICLE 9. WARRANTIES
a) Manufacturer Warranty: Contractor shall ensure that all materials are installed in compliance with manufacturer requirements necessary to activate the manufacturer warranty. Contractor shall provide Property Owner with all manufacturer warranty documentation upon project completion. The manufacturer warranty for the roofing system specified in Article 3 is: [Warranty Duration and Type, e.g., 30-Year Limited Lifetime].
b) Workmanship Warranty: Contractor warrants that all labor performed under this Agreement shall be free from defects in workmanship for a period of [number] years from the date of substantial completion. If a defect in workmanship is discovered during this period, Contractor shall repair the defect at no additional cost to Property Owner within a reasonable time after receiving written notice.
c) Warranty coverage does not extend to damage caused by acts of nature, negligence of Property Owner, unauthorized modifications, or failure of Property Owner to perform reasonable maintenance.
ARTICLE 10. INSURANCE AND LICENSING
a) Contractor represents and warrants that Contractor holds a valid roofing contractor license issued by [State / Local Authority], License Number [Number], and that the license shall remain in good standing throughout the duration of this project.
b) Contractor shall maintain the following insurance coverage for the duration of the project and shall furnish certificates of insurance to Property Owner prior to commencing Work:
- Commercial General Liability Insurance: minimum $[Amount] per occurrence, $[Amount] aggregate.
- Workers' Compensation Insurance: as required by the laws of [State].
- Automobile Liability Insurance (if applicable): minimum $[Amount] combined single limit.
c) Contractor shall name Property Owner as an additional insured on the general liability policy upon request.
d) Contractor shall provide at least 30 days' written notice to Property Owner prior to any cancellation, non-renewal, or material change in coverage.
ARTICLE 11. PERMITS AND INSPECTIONS
Contractor shall be responsible for obtaining all building permits required for the Work and shall schedule and attend all inspections required by the local building authority. The cost of permits is included in the Contract Price as set forth in Article 5. Contractor shall provide Property Owner with copies of all permits and inspection results.
ARTICLE 12. TERMINATION
a) Termination for Cause: Either Party may terminate this Agreement upon [number] days' written notice if the other Party materially breaches any provision of this Agreement and fails to cure the breach within the notice period.
b) Termination for Convenience by Property Owner: Property Owner may terminate this Agreement at any time for any reason upon [number] days' written notice. In such event, Property Owner shall pay Contractor for all Work satisfactorily completed through the date of termination, plus the reasonable cost of materials already purchased or ordered that cannot be returned, less any deposits previously paid.
c) Contractor's Right to Stop Work: If Property Owner fails to make a scheduled payment within [number] days of the due date, Contractor may suspend Work upon [number] days' written notice and shall not be liable for any resulting delay.
ARTICLE 13. DISPUTE RESOLUTION
a) The Parties agree to attempt to resolve any dispute arising under this Agreement through good-faith negotiation.
b) If negotiation fails, the Parties agree to submit the dispute to [mediation / binding arbitration / litigation] in [County, State], governed by the laws of the State of [State].
c) The prevailing Party in any arbitration or litigation shall be entitled to recover reasonable attorneys' fees and costs from the non-prevailing Party.
ARTICLE 14. INDEMNIFICATION
Contractor shall indemnify, defend, and hold harmless Property Owner from and against any claims, damages, losses, and expenses (including reasonable attorneys' fees) arising out of or resulting from the performance of the Work, provided such claims are attributable to bodily injury, death, or property damage caused by the negligent acts, errors, or omissions of Contractor or Contractor's employees, subcontractors, or agents.
ARTICLE 15. CLEANUP AND DEBRIS REMOVAL
Contractor shall maintain the Project Site in a reasonably clean and safe condition throughout the project. Upon completion of the Work, Contractor shall remove all debris, unused materials, and equipment from the Project Site and leave the property in the condition it was found, except for the completed roofing work. Contractor shall use a magnetic nail sweep on all ground areas surrounding the structure.
ARTICLE 16. GENERAL PROVISIONS
a) Entire Agreement: This Agreement, together with all exhibits, attachments, and change orders, constitutes the entire agreement between the Parties and supersedes all prior negotiations, representations, and agreements.
b) Amendments: This Agreement may not be amended or modified except by a written instrument signed by both Parties.
c) Severability: If any provision of this Agreement is held invalid or unenforceable, the remaining provisions shall continue in full force and effect.
d) Assignment: Neither Party may assign this Agreement without the prior written consent of the other Party.
e) Notices: All notices required under this Agreement shall be in writing and delivered by hand, certified mail, or email to the addresses listed in Article 1.
f) Governing Law: This Agreement shall be governed by and construed in accordance with the laws of the State of [State].
SIGNATURES
Contractor:
Signature: _________________________ Date: _____________
Printed Name: _________________________ Title: _____________
Property Owner:
Signature: _________________________ Date: _____________
Printed Name: _________________________
EXHIBITS
- Exhibit A: Material Specification Sheets
- Exhibit B: Proof of Insurance Certificates
- Exhibit C: Copy of Contractor License
- Exhibit D: Project Site Photos / Roof Diagram
- Asphalt replacement
- $9,000 – $25,000 typical
- Decking allowance
- $70 – $150 per sheet installed
- Workmanship warranty
- 2 – 10 years
- Deposit
- 10 – 33%, state caps apply
What your roofing contract should cover
Materials, by name
Shingle manufacturer, product line, and color; underlayment type (synthetic vs felt); ice-and-water shield locations (eaves, valleys — code in cold states); flashing (new vs reuse — new is the professional answer); drip edge; ventilation changes. 'Architectural shingles' is not a spec.
Tear-off versus overlay
Full tear-off stated (overlays hide decking problems and many manufacturers limit warranties over them), number of existing layers assumed, and the price adjustment if tear-off reveals more layers than assumed.
The decking allowance
The clause that prevents the classic mid-job surprise: replacement decking priced per sheet ($70–$150 installed) with a stated allowance included (e.g., 'up to 3 sheets included; additional at $X'), photo documentation of rot before replacement, and homeowner notification at a threshold.
Permits and inspections
Contractor pulls the permit (a contractor who asks the homeowner to pull it is often dodging licensing problems), inspections scheduled per the jurisdiction, and final inspection passing before final payment.
Payment schedule
Deposit limited (10–33%, with several states capping it — California: $1,000 or 10%, whichever is less), an optional materials-delivery payment, and the balance on completion and inspection. Never substantial prepayment — it's the #1 roofing-fraud pattern.
Warranties, separated
Workmanship warranty (the contractor's: 2–10 years covering installation defects and leaks) stated separately from the manufacturer's material warranty (25–50 years, often requiring registered installation by credentialed contractors for the enhanced tiers). Who to call for what, in writing.
Insurance-claim terms
For storm-damage jobs: scope matching the adjuster's approved estimate, supplements handled with the insurer directly, and the legal line — deductible 'waivers' or absorption are insurance fraud in a growing list of states (Texas, Florida among them). The homeowner pays the deductible; the contract says so.
Site protection and cleanup
Landscaping and AC-unit protection, tarps over attic openings, daily debris management, gutter cleaning, and the magnetic nail sweep of lawn and driveway — stated, because a tire full of roofing nails is the most common post-job complaint.
Weather and scheduling
Start window rather than a fixed date, weather-delay terms, and the mid-job rain protocol: the roof is watertight (dried-in) at the end of each work day, with liability for interior damage from an open roof squarely on the contractor.
Right of rescission
The 3-day federal cooling-off right for door-to-door sales — and longer state windows for insurance-claim roofing contracts in storm states — stated in the contract as required by law. Storm-chaser contracts that hide this are voidable.
Typical roofing terms and pricing (U.S., 2026)
| Item | Typical range | Notes |
|---|---|---|
| Asphalt replacement (per square) | $450 – $900 | Installed, incl. tear-off |
| Typical full replacement | $9,000 – $25,000 | Size, pitch, access |
| Metal roofing | 2× – 3× asphalt | Standing seam premium |
| Decking replacement | $70 – $150 / sheet | Allowance clause essential |
| Deposit | 10 – 33% | State caps; CA: 10%/$1,000 |
| Workmanship warranty | 2 – 10 years | Contractor's own |
| Material warranty | 25 – 50 years | Manufacturer, registration may be required |
Pricing varies by region, pitch, stories, and material tier. Insurance-claim practices are regulated state by state — deductible absorption is criminal fraud in several.
How roofing contracts work in practice
The insurance storm claim
Hail hits; the adjuster approves a replacement. The clean process: the contractor scopes to the carrier's estimate, supplements directly with the insurer for items the adjuster missed (drip edge, code-required ventilation), the homeowner pays only the deductible, and the contract's price clause reads 'insurance proceeds plus deductible' rather than a fixed number that invites scope games. Red flags the contract should never contain: deductible discounts (fraud in many states), assignment of the full claim to the contractor, or a contingency agreement signed before the adjuster's visit that locks the homeowner in regardless of approval terms.
The hidden decking
Tear-off reveals soft, rotted OSB across a third of the deck. With the allowance clause: photos taken, homeowner notified at the threshold, sheets counted and billed at the stated per-sheet rate, job continues same-day. Without it: a mid-job renegotiation with the roof open and the homeowner's leverage at zero — the exact situation disreputable operators engineer. The allowance clause is the difference between a line item and a hostage negotiation; homeowners should treat its absence as a bid defect.
Comparing bids that aren't comparable
Three bids spread by $8,000 usually differ on what's invisible: underlayment grade, ice-and-water coverage, flashing reuse versus replacement, ventilation correction, decking allowance terms, and the workmanship warranty's length and transferability. The contract format itself is the comparison tool — a bid that names every material by product line can be compared; 'install new roof, $14,500' cannot. The cheap bid that reuses flashing and skips ice-and-water shield is priced for the leak it will produce in year three, after its 1-year workmanship warranty expires.
Mistakes that weaken a roofing contract
Paying substantially up front
Large prepayment is the signature of roofing fraud — the crew that never returns. Deposits capped (many states do it by law), materials payable on delivery if needed, balance after final inspection.
Accepting 'architectural shingles' as a spec
Product lines within one brand vary 40% in cost and warranty. Brand, line, and color in the contract — and the delivered bundles checked against it.
No decking allowance
Hidden rot discovered mid-tear-off without a pre-agreed rate is a renegotiation with your roof open. The per-sheet price and notification threshold belong in every roofing contract.
Confusing the two warranties
The ' 30-year roof' is the shingle's warranty; the installation — where most leaks originate — carries only the contractor's workmanship warranty, often 2 years from companies that may not last that long. Ask for both in writing, and ask if the workmanship warranty transfers on home sale.
Taking the deductible 'discount'
A contractor who eats the deductible is committing insurance fraud and making the homeowner a party to it — and funding the discount from materials you can't see. In Texas, Florida, and a growing list of states, it's explicitly criminal.
How to use this template
- 01
Download the roofing contract template in Word or PDF.
- 02
Specify materials by brand and line: shingles, underlayment, ice-and-water, flashing.
- 03
State full tear-off, the layer assumption, and the per-sheet decking allowance.
- 04
Set the payment schedule — capped deposit, balance after final inspection.
- 05
Write both warranties: workmanship term and the manufacturer registration.
- 06
Add cleanup, magnetic sweep, weather terms, and rescission notice, then sign.
Skip this template if…
- Minor repair calls — a short repair work order with a leak-specific warranty covers patch jobs without replacement terms.
- New-construction roofing under a GC — the subcontractor agreement with the general handles scope, schedule, and lien waivers.
FAQs
How much does a new roof cost?
Asphalt shingle replacement runs $450–$900 per square (100 sq ft) installed including tear-off — typically $9,000–$25,000 for a full home, driven by size, pitch, stories, and access. Metal runs 2–3× asphalt. Get the bid itemized by product line; identical-sounding bids can differ 40% in material quality.
What should a roofing contract include?
Materials by brand and product line, tear-off terms, a per-sheet decking allowance for hidden rot, permit responsibility, a capped deposit with balance after inspection, both warranties (workmanship and manufacturer) stated separately, site protection and magnetic nail sweep, weather/dry-in terms, and the rescission notice. For insurance jobs: claim coordination terms with the deductible paid by the homeowner.
How much deposit should a roofer get?
10–33%, and several states cap it by law — California at 10% or $1,000, whichever is less. A reasonable alternative structure: small deposit, a payment at material delivery, balance after final inspection. Substantial prepayment is the single biggest roofing-fraud red flag; no legitimate roofer needs the job's full value before starting.
What's the difference between a workmanship warranty and a manufacturer's warranty?
The manufacturer's warranty (25–50 years) covers shingle defects; the contractor's workmanship warranty (2–10 years) covers installation — where most leaks actually originate. Enhanced manufacturer warranties often require installation by credentialed contractors and registration. Get both in writing, with transferability noted if you may sell the home.
Can a roofer waive my insurance deductible?
No — deductible 'waivers,' rebates, or absorption constitute insurance fraud in a growing list of states including Texas and Florida, exposing both contractor and homeowner. The homeowner pays the deductible; the contractor works the approved scope and supplements legitimately with the insurer for missed items. A contractor who offers to eat the deductible is funding it from materials you can't inspect.
What happens if rotted decking is found during tear-off?
With a proper contract: the rot is photographed, you're notified at the agreed threshold, and replacement bills at the pre-agreed per-sheet rate ($70–$150 installed), often with the first few sheets included in the base price. Without an allowance clause, you're negotiating with your roof open — which is why the clause is non-negotiable in a good roofing contract.
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