How to find a good roofer in Baltimore

If you need a roofer and don't know who to call, start with three checks: a current Maryland MHIC license, real local references, and someone who shows you pictures of the problem and a written price before any work starts. It takes about ten minutes. If your roof is leaking right now, see what to do first, then come back to this.

I'm James. I've fixed roofs around Baltimore City and Baltimore County for 24+ years and worked on thousands of homes. I'm usually up on a roof during the day, so a text is the fastest way to reach me. If it's urgent, say so in the text.

How to check a roofer in Maryland

1. Check the MHIC license. In Maryland it's a crime to do home improvement work without a license from the Maryland Home Improvement Commission ( MHIC). Look the roofer up on the state's Home Improvement Public Query by their name, company name, city or ZIP, or license number. Make sure the license is current and the name matches the estimate. You can also call MHIC at 1-888-218-5925 or 410-230-6231 (Baltimore area), Monday to Friday, 8:30 to 4:30.
2. Ask for proof of insurance. MHIC suggests asking for a copy of the roofer's general liability insurance certificate, and a workers' comp certificate if a crew will be working at your house.
3. Talk to local references. MHIC suggests calling references, asking to see a past job, and getting at least two bids.
4. Get it in writing. Under MHIC contract rules, a home improvement contract has to be in writing, describe the work and the materials, and show the contractor's name, address, and MHIC license number. You get a signed copy before work starts.
5. Watch the deposit. A contractor can't take more than 1/3 of the price as a deposit, and can't take any payment before the contract is signed. MHIC also says never pay cash.
6. Slow down with anyone who knocks on your door. MHIC warns that unlicensed contractors often quote a very low price and then ask for more, and that the license number painted on a truck should be checked. If a contract is covered by Maryland's Door-to-Door Sales Act, you can cancel before midnight of the fifth business day, or the seventh day if you're 65 or older.

MHIC's own advice is not to rush into repairs, no matter how badly they seem needed. If water is coming in, contain it first. See my roof is leaking: what to do right now.

What to send a roofer before they come out

• Your address.
• Pictures of the inside: the ceiling, the stain, or the drip.
• Pictures of the outside from the ground, from a couple of angles.
• When it happens: only in hard rain, on windy days, or all the time.
• How old the roof is, if you know.

Sending this by text saves a trip and gets you a straighter first answer.

How I work

1. You text me your address and pictures. I answer when I'm off the roof I'm on.
2. I tell you honestly what it looks like, including when it isn't a roof problem. If water is coming through the ceiling and it might be plumbing, see roof, plumbing, or AC?.
3. I come out, start in the attic when I can, and on steep or tall roofs I can use the drone. I'm an FAA-licensed drone pilot.
4. You get pictures of what I find and a written price before any work starts.
5. Most of what I do is repairs. I'll tell you if a repair will hold or if the roof is near the end.

I'm licensed and insured, MHIC #154344. Look it up on the state's public query. That's what it's there for.

Where I work

Baltimore City and Baltimore County, including Baltimore City, Dundalk, Towson, Parkville, White Marsh, Lutherville-Timonium, and Essex-Middle River. See all my service areas.

Finding a roofer: questions

How do I find a roofer near me in Baltimore?

Ask neighbors who they used, then check each name on Maryland's MHIC Home Improvement Public Query. Pick someone local who will look at your roof, show you pictures, and give you a written price before any work starts.

How do I check if a roofer is licensed in Maryland?

Search the MHIC Home Improvement Public Query by name, company name, city or ZIP, or license number, or call MHIC at 1-888-218-5925 or 410-230-6231. Make sure the license is current and the name matches the estimate.

How much should I pay a roofer up front?

In Maryland a contractor can't take more than 1/3 of the price as a deposit, and can't take any payment before the contract is signed. MHIC also says never pay cash.

What should I ask a roofer before hiring them?

Ask for their MHIC license number, a copy of their liability insurance certificate, local references, and a written contract that describes the work and the materials. Ask them to show you pictures of what they found.

What should I send a roofer before they come out?

Your address, pictures of the ceiling or stain, pictures of the roof from the ground, and when the problem shows up. Texting it is fine. That's how I like to get it.

Do you work in my area?

I cover Baltimore City and Baltimore County, including Dundalk, Towson, Parkville, White Marsh, Lutherville-Timonium, Essex, and Middle River. If you're close by and not on the list, text me your address and I'll tell you.

More help

Need a roofer?

Text me your address and a few pictures. I'll look at them as soon as I'm off the roof I'm on and tell you what I think. If it's urgent, say so in the text.