I replaced my roof and thought I asked all the right questions. But after attending hundreds of home inspections and replacing several roofs over the years I've realized how much I didn't know the first time around. 

If you’re about to drop five figures on a roof (because yes, that’s the reality in Rhode Island right now), here are the questions I wish I had asked before the first shingle came off.

What Are My Shingle Options — And What’s the Real Difference?

Not all shingles are created equal. You need to be aware of the difference so that you can choose wisely.

Here’s the breakdown:

• 3-Tab Shingles
  These should not be used on your home. They are thinner, have a significantly shorter lifespan, lower wind ratings, and simply do not hold up well in New England weather. While they may advertise 20–25 years, that’s under ideal conditions — not coastal Rhode Island wind, snow, and temperature swings.

• Architectural (Dimensional) Shingles
  Thicker, layered look. Stronger wind resistance. Typically rated 30–50 years. This should be the baseline option in our market.

• Premium / Designer Shingles
  Heavier, higher-end aesthetic, longest rated lifespan, and most expensive.

Now here’s what most homeowners forget to ask:

• What’s the price difference per square?

• What’s the realistic lifespan in New England, not just what the brochure says?

• What’s the wind rating?

• Is the contractor certified by the manufacturer? The only acceptable answer is yes.

• What’s the difference between the manufacturer warranty and contractor workmanship warranty?

Get the actual warranty documents before signing. Not after. And don't forget to submit the warranty!

What Exactly Does the Warranty Cover — And Who Registers It?

This one surprised me.

Some warranties:

• Cover materials only (not labor)

• Are prorated after a certain number of years

• Require contractor registration within a certain timeframe

• Still require homeowner online registration

Ask:

• Who registers the warranty?

• Will I receive confirmation?

• Is labor covered if shingles fail?

• Is it transferable if I sell?

That last one matters more than people think — especially if you might move within 5–10 years.

What Happens If the Sheathing Is Damaged?

This is the big one.

Once the old shingles come off, sometimes the plywood underneath (sheathing) is rotted or soft.

I wish I had required:

• Photos of every section where damage was found

• Photos before new sheathing went down

• A pre-agreed per-sheet replacement cost in writing

And here’s the deeper question:

If the sheathing is damaged, what’s the condition of the support structure underneath — the rafters or trusses?

Are they checking that? Or just replacing plywood and moving on?

You don’t want to discover structural issues after everything is sealed up. Require documentation before shingles go back on. 

Don’t Skip Ventilation (And Do This First)

Before you replace your roof, schedule a free energy audit with RISE Engineering.

They’ll evaluate:

• Attic insulation

• Ventilation

• Air sealing

• Energy efficiency overall

And they’ll make recommendations before you spend money on a new roof.

Why this matters:

Poor attic ventilation can:

• Shorten the life of your shingles

• Cause ice dams

• Increase energy bills

• Potentially void manufacturer warranties

If you’re already tearing off the roof, that’s the time to correct ventilation issues properly — ridge vents, soffit vents, baffles, insulation upgrades. Do it once. Do it right.

And one more thing most people forget:

Call your insurance company after the roof is replaced.

Many carriers offer premium discounts for a new roof — especially if you upgraded materials or improved wind resistance. It’s not automatic. You have to tell them.

What’s Included (And What’s Not)?

Clarify in writing:

• Dumpster and debris removal

• Magnet sweep for nails

• Flashing replacement (chimney, step flashing, valleys)

• Ice & water shield coverage (how many feet?)

• Cleanup timeline

• Payment schedule

Also ask:

• What happens if weather delays the project?

• How long is the roof exposed if rain hits mid-job?

How Will This Impact Resale?

As a Realtor in RI/MA/CT, I can tell you — buyers ask about the roof.

Have:

• Final paid invoice

• Warranty documents

• Proof of permits (make sure they close out the permit!)

It builds buyer confidence. And confidence gets you stronger offers.

Replacing a roof is expensive. I know I would prefer to spend that money on several trips! But deferred maintenance costs you more in the long run, so take a deep breath, make sure you're going in fully informed, and get it done. Your roof protects literally everything underneath it.

Skip 3-tab shingles.
Get a free energy audit before you start.
Require documentation.
Notify your insurance company after.

Bonus: Get at least three quotes! 

Future-you will thank you. As always, reach out with any questions. I'm always here to help!