How to Find A Contractor You Can Trust
When you need exterior work done — roofing, siding, windows, gutters — you’re not just choosing a service. You’re choosing someone to work on your property while you’re not watching. That decision should start with real information, not a yellow pages listing or the first name that comes up in a search.
What This Means For You
We manage properties across multiple service areas. When we need someone for a roofing project, a window replacement, or gutter work, we can’t just pick anyone. We’ve developed a process over years of property management to evaluate contractors on real criteria that matter: licensing, insurance, warranty practices, and whether they stand behind their work.
This page walks through that process so you can apply the same standard. If you’re a homeowner looking for a roofer, a property manager assembling a vendor list, or a contractor looking to understand how we evaluate recommendations, this is how we think about it.
The Details That Matter
License and Insurance. This is not negotiable. Every contractor we recommend carries current Maine contractor licensing and proof of liability and workers’ compensation insurance. A licensed contractor has been vetted by the state. Insurance protects you if someone gets hurt on your property.
Manufacturer Certification. For roofing work, we look for GAF, CertainTeed, or other major manufacturer certifications. These programs exist because manufacturers want their products installed right. A certified roofer has been trained by the manufacturer on material-specific standards. This matters more than you’d think — a shingle installed at the wrong angle performs differently over time.
Warranty Understanding. The contractor should be able to explain, clearly, what they’re warrantying and for how long. Not every roofer offers a 10-year labor warranty. Not every window installer handles flashing the same way. The contractor’s warranty terms are a signal of how confident they are in their own work.
Local Knowledge. Maine has a specific climate and specific building codes. A contractor who’s been working here for years understands snow loads, ice dams, salt air for coastal properties, and what the state fire marshal’s office requires for new installations. A contractor from out of state with no local track record doesn’t have that institutional knowledge.
The Numbers You Should Know
10+
Years in business (minimum benchmark)
100+
Projects completed (demonstrates scale)
5-10yr
Labor warranty (strong signal)
A/A+
BBB rating (not flawless, but consistent)
Common Sticking Points
Why does a big contractor charge more than a guy working out of his truck?
A larger contractor carries higher overhead: an office, employees with payroll taxes and benefits, insurance that covers employees, fleet vehicles, and a billing system. They’re also likely bonded and have a reputation to protect across multiple ongoing projects. The “truck guy” might be cheaper, but he’s not carrying workers’ comp for his crew, which puts you at liability risk if someone gets hurt. Cheaper isn’t always safer.
What should the contract actually say?
The scope of work (what’s included), the start and end dates, the total price and payment schedule, what warranties are included (labor and material), who pulls permits and pays for them, and what happens if one party backs out. If the contract doesn’t spell these out, you’re negotiating the work twice — once before, once during. That’s where disputes come from.
Should I pay half up front or in full before the work starts?
A deposit (usually 25–33%) to cover materials is standard. Paying the full amount before work starts puts you at risk if the contractor doesn’t finish or does poor work. Reputable contractors will accept a deposit and payment upon completion, with final payment held until the work passes inspection or a walk-through. If they demand full payment up front, ask why.
Does the warranty follow me if I sell the property?
Sometimes yes, sometimes only to the original owner. This matters if you’re a landlord or a property manager with high turnover. Ask the contractor which warranties transfer and get that in writing. A transferable warranty is often a selling point for the property.
Quick Reference: What to Ask
| What to Ask | Why It Matters | Red Flags |
|---|---|---|
| “Can you show me your Maine contractor license?” | Confirms legal standing and state vetting | They can’t produce it or seem annoyed by the question |
| “What’s your workers’ comp and liability insurance limit?” | Protects you if someone gets hurt; shows professional maturity | They say “oh, my guys don’t get hurt” or don’t have a policy |
| “How long have you been doing roofing/siding/windows?” | Experience matters in a Maine climate | Less than 5 years, or they started recently after leaving another trade |
| “Can you give me three references from work you’ve done locally?” | Real feedback from people who had the same work done | They refuse, or references are all family members or friends |
| “What’s your warranty on labor?” | Shows confidence in their own work; protects you later | No labor warranty, only material warranty (which is the manufacturer’s, not theirs) |
| “Do you pull the permit or do I?” | Clarifies who handles code compliance | They say “oh, you probably don’t need a permit” — most exterior work in Maine does |
Tools to Check for Yourself
You don’t have to take a contractor’s word for anything. Here are free tools where you can verify claims yourself:
- GAF Contractor Verification Tool — Confirm a roofer’s manufacturer certification directly. Type their name and business, and you’ll see exactly which products they’re certified to install.
- NRCA Roofing Guidelines & Resources — The trade association standards we reference when vetting anyone. Their guidelines define what “professional installation” actually means.
- Maine Office of State Fire Marshal: Building Codes — The state requirement for your area. Work must comply with the Maine Uniform Building and Energy Code.
Certification claims are easy to make and hard to fake-check — except they aren’t. You can confirm a roofing contractor’s manufacturer certification directly at the GAF verification tool above. If a contractor claims certification and the tool doesn’t list them, that’s your answer.
The One Thing That Matters Most
If you had to pick one thing to verify before hiring someone, it would be this: Do they have current workers’ compensation insurance? If they do, it means they’re running a real business that’s been vetted and inspected. If they don’t, you’re taking on personal liability if someone gets hurt.
Everything else flows from that. The license, the warranty, the manufacturer certification — these all signal that the contractor has invested in doing things the right way. It’s not a guarantee, but it’s a strong indicator.
At Apex Property Solutions, this is how we’ve managed contractor relationships for years. We hope this framework helps you make your own decision with more confidence.