What roofing insurance costs, and why
No two roofers pay the same. Your premium follows your payroll, the kind of roofs you work on, who does the work and what your claims look like. Here is how carriers price it and what you can do about it.
One-minute form. A roofing specialist follows up within a business day.
Why there is no single price
Roofing is one of the higher-rated classes in construction. Crews work at height, the building is open to weather while the job is under way, and a leak can surface years after the work is finished. Carriers price each of those exposures, so an honest answer to "what does it cost" starts with how your business works.
General liability for roofers is usually rated on payroll or gross receipts, with separate rates for residential and commercial work. Workers' compensation in Washington is bought from the state through L&I and is charged per hour worked. Commercial auto, tools and equipment, and an umbrella are each priced on their own.
We do not publish price ranges, because a range wide enough to be true is too wide to be useful. A quote built on your own numbers takes a short conversation and a few documents.
What carriers look at
Residential or commercial
Carriers rate them separately and many will only write one. Re-roofing occupied homes, new tract housing, condos and commercial flat roofs each carry different pricing and different restrictions.
Payroll and subcontractors
Premium follows payroll or receipts. Work you subcontract is rated lower when the sub carries its own insurance and you have the certificate. Uninsured subs are usually charged at your rate at audit.
Torch-down and hot work
Open-flame application is the single largest pricing and eligibility factor for flat-roof contractors. Some carriers exclude it, some surcharge it, and some require written fire-watch procedures.
Loss history
Underwriters ask for three to five years of loss runs. Frequency matters as much as size: several small water-damage claims can cost more at renewal than one large claim with a clear cause and fix.
Time in business
New ventures pay more and have fewer markets. Carriers give credit for the owner's years of roofing experience, so document it even when the company itself is new.
Limits and deductible
Contracts usually set the limits you need. A higher deductible lowers premium, but confirm whether it applies per claim or per claimant and whether it includes defense costs.
Where the price can move
Raises your cost
- Uninsured or undocumented subcontractors
- Hours reported in the wrong L&I class
- A lapse in coverage, even a short one
- Open claims with no explanation
- Shopping at the last minute before renewal
Lowers your cost
- Certificates and written agreements for every sub
- A written fall protection and safety program
- Clean, itemized payroll and receipts records
- A short written account of each past claim and the fix
- Starting the renewal 60 to 90 days ahead
Costs that surprise roofers
The premium audit
Your premium is an estimate until the policy year ends. The carrier then audits actual payroll, receipts and subcontractor costs and bills or refunds the difference. Growth during the year means an additional premium. See our guide to premium audit preparation.
Surplus lines taxes and fees
Many roofing policies are written by surplus lines carriers. These add a state tax and fees to the premium, and often carry a minimum earned premium that is kept even if you cancel early.
Workers' comp through L&I
Roofing is among the highest-rated L&I classes. Because the rate is per hour, accurate reporting of roofing hours versus office, sales and estimating time has a direct effect on what you pay.
Financing
Most roofers finance the annual premium. The down payment and finance charge are part of the real cost, so compare them along with the premium.
Roofing insurance cost questions
Can I get a price without a full application?
We can usually give you a realistic indication after a short conversation about your work, payroll and claims. A firm quote requires an application and, for most carriers, loss runs.
Why did my premium go up when I had no claims?
Common reasons are growth in payroll or receipts, a carrier-wide rate increase for the roofing class, a change in the mix of residential and commercial work, or an audit that reclassified subcontractor costs. We can read the renewal with you and find which one it is.
Is the cheapest policy good enough for a certificate?
A low price often comes from exclusions: residential work, torch-down, work above a certain height, or damage from an open roof. The certificate will issue, but a claim may not be paid. Read our page on roofing exclusions before you choose on price.
Do I pay for workers' comp if I have no employees?
Washington owners can generally choose whether to cover themselves through L&I. Workers you treat as independent contractors may still be considered your workers by L&I unless they meet the state's tests, so ask before you rely on that.
See what your roofing program should cost
Tell us the basics and a roofing specialist will follow up with what we need to price it properly.
- Markets that write residential, commercial and torch-down roofing
- We explain what is excluded before you buy
- No obligation
Coverage descriptions are general summaries for education. They are not legal, tax or coverage advice, a statement of coverage, an offer or a binder. Coverage, limits, pricing and eligibility are governed by the terms, conditions and exclusions of the policies issued and are subject to underwriting. Policy wording varies by carrier, so read your own policy or ask us to review it with you.