Reader Feedback — What property owners report about roofing work
We asked property managers and homeowners what they looked for in a roofing contractor and what they found when they hired one. Here’s what they actually reported—positive and negative. If you’re in the early stages, our guide to planning a roofing project outlines the questions property owners should ask before they call.
What people actually report
“We had a quote that came in 40 percent over two other bids for the same work. When we asked about the difference, they walked us through what they were including that the others weren’t—detailed flashing work, a specific membrane system, better underlayment. We paid the higher price and haven’t had a single leak in five years. The cheaper quotes looked better on paper but they were cheaper for a reason.”
Homeowner, central New Hampshire
“The hardest part was finding someone who would show up on time for an estimate and then actually provide a written quote. We made four calls before someone answered and got back to us. Once we did find a contractor, the work was solid, but the communication was frustrating at the start.”
Property manager, Manchester area
“They discovered water damage in the attic that the previous roofer hadn’t flagged. That discovery meant a larger project and more cost, but it also meant we didn’t find out about it when snow melt happened in March. Being honest about what’s actually needed is more valuable than a quick estimate.”
Residential property owner, New Hampshire
“We hired them for emergency repairs after a storm. Same-day response was what we needed most, and they delivered. The repair wasn’t perfect—some temporary measures stayed in place for a month before the permanent fix—but they got the roof weather-tight within hours.”
Multi-unit property manager
“The estimate was fine and the crew showed up as scheduled. The job took longer than promised because of structural issues they found during the tear-off. It extended our project by three days. I wish they had built in more buffer for surprises, but the price didn’t change.”
Commercial property owner, southern NH
The spread of responses
| Sentiment | Number of reports | Time period | Project type |
|---|---|---|---|
| Highly satisfied | 18 | 1–4 years after completion | Replacement and repair |
| Satisfied with reservations | 7 | 2–5 years after completion | Mixed (some timeline delays) |
| Satisfied but noted communication delays | 4 | 3–6 months after hire | Estimate and planning phase |
| Generally positive, structural surprises noted | 5 | 1–3 years after completion | Full replacement |
What we don’t know
These are reports from property owners who took the time to share their experience. We haven’t surveyed people who chose a different contractor, people who attempted DIY repairs, or people who deferred maintenance. Satisfaction tends to be highest among people who had time to plan the work and didn’t face emergency repairs—that changes what “good service” means. Many of the issues mentioned here are detailed in our list of common roofing mistakes to avoid.
A few property managers noted that communication during the planning phase moved slowly—weeks between the initial call and the estimate. Once work started, schedules were met. If you’re in an emergency situation, expect faster response; if you’re planning ahead, allow time for back-and-forth. This is why understanding your options before you call helps contractors serve you better.
Most surprising to us was how often property owners mentioned structural issues discovered during the tear-off. A contractor who pauses to identify and report those issues will increase the project scope and cost—but skipping that step is how you end up with water damage and surprise repairs years later. That’s a trade-off worth understanding before you sign.