Hiring a commercial roofer for your Asheville business shouldn’t feel like a gamble. Yet many business owners sign contracts based on nothing more than competitive pricing and a convincing sales pitch. By the time problems surface, missed deadlines, subpar materials, or warranty disputes, you’re already locked into a situation that could cost thousands to resolve.
At Lane Roofing and Restoration, we’ve worked on commercial properties throughout Western North Carolina long enough to see patterns. Business owners who avoid contractor headaches are the ones who ask pointed questions up front. They don’t accept vague answers or trust promises that aren’t documented in writing. They treat the contractor selection process like the business decision it is.
These ten questions cut through sales presentations and marketing language to reveal what you actually need to know. Whether you’re replacing a flat roof on your Asheville retail building, repairing storm damage on your office complex, or installing a new TPO roofing system on your warehouse, these questions apply across all commercial roofing projects.
1. What Specific Experience Do You Have with My Type of Roof and Building?
Commercial roofing isn’t one-size-fits-all work. A contractor who excels at installing standing seam metal on industrial buildings might lack experience with EPDM on flat retail roofs. The roofing system on your property requires specific technical knowledge, and you need confirmation that your contractor has it.
Ask for examples of similar projects completed in the past two years. Listen for specifics not just “we do TPO roofing” but details about square footage, building use, and challenges encountered. A contractor who regularly works on properties like yours should be able to describe recent comparable projects without hesitation.
The building type matters as much as the roofing system. Occupied retail spaces require different approaches than vacant warehouses. Restaurants with continuous kitchen operations need contractors who understand odor control and ventilation concerns. Medical offices demand dust containment and noise management during business hours.
Request photos of completed projects similar to yours. Look beyond the finished roof to see flashing details around HVAC units, parapet walls, and roof penetrations. These details reveal whether a contractor understands the complexity of your specific building type.
Consider asking about failed projects as well. Every contractor encounters challenges. How they handled problems tells you more than success stories. Did they absorb costs for their mistakes? How quickly did they resolve issues? Contractors who honestly discuss challenges demonstrate maturity and accountability.
2. What’s Your Realistic Timeline from Start to Completion?
Vague timeline promises create planning problems for operating businesses. You need concrete dates to coordinate with employees, notify customers, and prepare for construction disruptions. Professional contractors provide realistic schedules based on crew availability, material delivery, permitting, and Western North Carolina’s weather patterns.
Ask for a project schedule broken down into phases: tear-off, substrate preparation, membrane installation, and final inspection. Understanding the sequence helps you plan business operations around the most disruptive phases.
Weather contingencies matter in our mountain climate. A contractor promising to complete your roof “regardless of weather” is either inexperienced or dishonest. Rain delays TPO welding. High winds prevent safe work at elevation. Temperature extremes affect material application. Ask how weather delays are handled and how you’ll be notified of schedule changes.
Discuss the contractor’s current project load. A crew finishing another job next week can start yours on schedule. A contractor juggling six simultaneous projects might repeatedly push back your start date. Understanding their workload helps you gauge the reliability of their schedule.
For operating businesses, ask about working hours and whether weekend work is possible. Some commercial roofing contractors in Asheville work extended hours to minimize business disruption. Others maintain strict weekday schedules. Know what to expect before signing contracts.
3. How Large Is Your Crew, and Will the Same Team Work My Project Throughout?
Crew size directly affects project duration and quality consistency. A five-person crew completes work faster than two workers but requires more site coordination and space. Understanding crew composition helps you prepare your property.
Ask whether the same crew works on your project from start to finish. Consistent crews develop rhythm and familiarity with your specific building. Rotating workers increases communication gaps and inconsistencies in quality.
Request information about crew experience levels. Are these journeyman roofers with years of commercial experience, or newer workers learning on your roof? Experienced crews work more efficiently and catch potential problems before they become expensive mistakes.
Discuss crew supervision. Will a foreman or project manager be on-site daily, or will crews work independently? Direct supervision typically produces better quality control and faster problem resolution.
For larger projects, ask about scaling the crew. Can the contractor add workers to accelerate the schedule if needed? This flexibility matters if weather delays compress your timeline or you face business pressures requiring faster completion.
4. Do You Use Subcontractors, and If So, for What Tasks?
Many commercial roofing contractors subcontract portions of projects such as sheet metal work, structural repairs, or specialized installations. Subcontracting isn’t inherently problematic, but you need transparency about who’s actually working on your roof.
Ask which tasks will be subcontracted and request information about those subcontractors. Do they carry their own insurance? Are they licensed? What’s their experience level? Your general contractor remains responsible for subcontractor work, but knowing who’s on your roof matters.
Verify that all subcontractors meet the same standards you required of the general contractor. If you selected your contractor based on insurance coverage and licensing, subcontractors should meet identical standards. Request certificates of insurance for all subcontractors before work begins.
Discuss communication protocols. If problems arise with subcontracted work, do you contact the general contractor or the subcontractor directly? Clear communication chains prevent confusion and ensure quick problem resolution.
Some business owners prefer contractors who self-perform all work without subcontracting. This approach eliminates coordination complications and keeps quality control within a single company. Ask whether your contractor offers this option if it matters to you.
5. What Warranties Cover Materials and Workmanship?
Commercial roofing warranties fall into two distinct categories: manufacturer warranties for materials and contractor warranties for installation workmanship. Understanding both protects your investment long after the project is complete.
Manufacturer warranties typically cover 10-30 years, depending on the roofing system and material quality. These warranties protect against premature material failure—membrane cracking, fastener corrosion, or coating deterioration. Ask for warranty documents in writing, not verbal promises. Read them carefully, as coverage varies significantly across manufacturers and product lines.
Many manufacturers’ warranties exclude common problems. Ponding water damage, building movement, and maintenance neglect often void coverage. Understand these exclusions before selecting materials. Some exclusions are negotiable through upgraded warranty options.
Contractor workmanship warranties cover installation errors leaks from improper flashing, fastener problems, or sealing failures. Quality commercial roofing contractors in Asheville offer a minimum 5-10-year workmanship warranty. Shorter warranties suggest a lack of confidence in their installation quality.
Ask about warranty transferability if you might sell the property. Buyers often want assurance about remaining roof coverage. Transferable warranties add value during property sales and sometimes speed transactions.
Request specific warranty start dates. Some contractors date warranties from the completion of installation. Others use substantial completion or final payment. These timing differences affect actual coverage periods.
6. What Permits and Inspections Are Required, and Who Handles Them?
Commercial roofing in Asheville requires building permits from Buncombe County. The permitting process involves submitting a plan, paying fees, and undergoing multiple inspections during installation. Professional contractors manage this entire process as part of their services.
Ask specifically who submits permit applications. Some contractors expect building owners to handle permitting, shifting that administrative burden and liability to you. This arrangement is unusual and inconvenient. Most commercial roofing projects include permit handling in the contractor’s scope of work.
Discuss inspection coordination. Commercial roofing inspections occur at multiple stages of a project—after tear-off, during membrane installation, and at final completion. Your contractor should schedule these inspections, coordinate with inspectors, and address any concerns raised during inspections.
Understand the timeline impact of permitting. Permit approval can take 1-3 weeks in Buncombe County, depending on the project’s complexity and the completeness of the application. Factor this timeline into your overall project schedule.
Ask what happens if the work fails inspection. Professional contractors correct deficiencies at their expense and reschedule follow-up inspections. This should be standard practice, but confirming upfront prevents disputes later.
Request copies of all permits and inspection reports. These documents prove code compliance and provide valuable records for future roof maintenance or property sales.
7. How Do You Protect My Building and Business Operations During Construction?
Operating businesses need contractors who minimize disruption to employees, customers, and daily operations. Construction protection measures separate professional contractors from those who treat your occupied building like a vacant property.
Ask about working hours and whether they accommodate your business schedule. Some contractors work evenings or weekends to avoid peak business hours. Others maintain strict weekday schedules. Understanding their approach helps you prepare staff and customers.
Discuss debris management and site cleanliness. Commercial roofing generates substantial debris, including removed membrane, tear-off materials, and packaging waste. Where will dumpsters be positioned? How often are they emptied? Professional contractors maintain organized, safe work sites.
Inquire about dust and odor control measures. Tear-off work creates dust that infiltrates buildings through ventilation systems. Adhesive applications produce strong odors. Ask what steps contractors take to minimize these impacts on occupied spaces.
Request information about access routes for workers and equipment. Will they use your loading dock? Do they need dedicated parking areas? Understanding logistics helps you plan around construction activity.
Discuss customer and employee safety protocols. Contractors should establish barriers preventing unauthorized access to work areas. They should post warning signs and maintain safe pedestrian paths around your building.
For retail or customer-facing businesses, ask about signage and customer communication. Professional contractors provide advance notice to customers about construction activity, helping you maintain positive customer relationships despite temporary inconvenience.
8. What Happens If You Discover Unexpected Structural or Substrate Problems?
Nearly every commercial roofing project uncovers surprises once existing roofing is removed. Rotted decking, structural damage, or code violations might not be visible until the tear-off exposes them. Understanding how your contractor handles these situations helps prevent disputes when problems arise.
Ask about the assessment process. Will the contractor stop work to assess problems and provide repair quotes before proceeding? Professional contractors don’t make major repairs without client approval and documented change orders.
Discuss pricing for common unexpected repairs. While exact costs are impossible to predict, contractors can provide approximate pricing for common issues such as decking replacement, structural reinforcement, or insulation upgrades. These ranges help you budget contingency funds.
Request a change order process in writing. All additional work beyond the original scope should require a written change order that documents the problem, the proposed solution, the cost impact, and any schedule adjustments. Never approve significant extra work verbally.
Ask about the contractor’s ability to perform structural repairs or whether they’ll need to subcontract that work. Some commercial roofing companies maintain carpentry crews for substrate repairs. Others subcontract to framing contractors. Understanding this capability affects project continuity.
Discuss documentation practices. Contractors should photograph all discovered problems before repairs. These photos document existing conditions, justify additional costs, and serve as records for insurance claims, if applicable.
9. What Payment Schedule Do You Require, and What Triggers Each Payment?
Payment structures reveal contractor financial stability and business practices. Standard commercial roofing payment schedules tie payments to completed work milestones rather than arbitrary calendar dates. Understanding payment expectations prevents cash flow surprises.
Ask for a detailed payment schedule that shows the deposit amount, progress payment triggers, and final payment conditions. Typical structures include 10-25% deposit at contract signing, progress payments at defined completion percentages (tear-off complete, membrane 50% installed, final inspection passed), and final payment after punch-list completion.
Be suspicious of contractors requesting large upfront payments—50% or more before starting work. This arrangement provides little incentive to complete on time and leaves you exposed if the contractor abandons the project.
Discuss payment methods. Professional operations accept business checks, ACH transfers, or credit cards. Cash-only contractors often lack proper business structures and may be avoiding tax obligations.
Request lien waiver provisions in the payment schedule. In North Carolina, subcontractors and material suppliers can place liens on your property if the general contractor doesn’t pay them. Protect yourself by requiring conditional lien waivers with each progress payment and an unconditional final lien waiver before releasing the final payment.
Ask about retainage—the practice of withholding a percentage of payment until project completion. While common in large construction projects, smaller commercial roofing jobs often don’t include retainage. If your contract includes it, understand the percentage, what triggers release, and how long you can hold it.
10. Can You Provide References from Recent Commercial Projects in Western North Carolina?
References separate marketing promises from documented performance. Contractors can claim anything during sales presentations, but past clients reveal the truth about workmanship, communication, and problem-solving abilities.
Ask for at least three references from projects completed within the past two years. Recent references are most relevant because they reflect current crews, business practices, and quality standards. References from five years ago might not represent the contractor’s current capabilities.
Request references from projects similar to yours in size, building type, and roofing system. A satisfied warehouse owner doesn’t tell you much about how the contractor handles occupied retail spaces. The more similar the reference project to yours, the more valuable their feedback.
When contractors hesitate to provide references, that’s a significant red flag. Established commercial roofing contractors maintain satisfied clients who are willing to vouch for their work. Reluctance to share references suggests either inexperience or a trail of unhappy customers.
Contact references directly by phone, not just email. Phone conversations yield more honest feedback because people share concerns verbally that they won’t put in writing. Ask about schedule reliability, communication quality, problem-solving approach, and whether they’d hire the contractor again.
Ask references about warranty responsiveness. How did the contractor handle callback requests after project completion? Quick, professional warranty service indicates a contractor who stands behind their work. Slow responses or disputed warranty claims reveal contractors who prioritize new work over existing client satisfaction.
Request permission to visit completed projects if possible. Seeing finished work firsthand reveals quality standards that references might not articulate. Examine flashing details, membrane seams, and overall workmanship to assess whether the contractor’s work meets your standards.
Making Confident Contractor Decisions
These ten questions transform the contractor selection process from guesswork into informed decision-making. Contractors who confidently answer with specific details demonstrate competence and transparency. Those who provide vague responses, make promises without documentation, or pressure you to skip due diligence reveal themselves as risks not worth taking.
Your commercial roof represents a substantial investment in your Asheville business property. The contractor you select determines whether that investment delivers decades of reliable protection or becomes a source of ongoing problems and expenses. Taking time to ask these questions upfront prevents costly mistakes and gives you confidence that your building is in capable hands.
Professional contractors welcome these questions because they’re confident in their credentials, work quality, and business practices. They understand that informed clients make better partners throughout the project. If a contractor seems annoyed by your questions or pushes you to make quick decisions without thorough vetting, that’s your signal to look elsewhere.
At Lane Roofing and Restoration, we encourage business owners throughout Western North Carolina to ask tough questions and verify our answers. We’ve built our reputation on transparent communication, quality workmanship, and standing behind our projects long after completion. When you’re ready to discuss your commercial roofing needs in Asheville, we’re here to answer every question you have and provide the documentation that backs up our promises.