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Mon Aug 18Typing “best roofer near me” into Google feels like it should simplify things. A quick search, a few clicks, and voilà—your roof is as good as fixed. But if you live in Redmond or anywhere on the Eastside, you’ve probably noticed the results aren’t as clear-cut as they seem.
That’s because not all “top-ranked” roofers earned their spot with quality craftsmanship or happy customers. Many listings are boosted by paid ads, sponsored directories, or even fake reviews. Some companies appear overnight, bid low, and disappear just as quickly—leaving homeowners to deal with shoddy work, voided warranties, or costly do-overs.
In an area like ours—where heavy rain, moss growth, and storm debris constantly test your roof—it’s critical to choose a contractor you can truly trust. Not just someone who appears at the top of your screen.
In this guide, we’ll help you cut through the noise, avoid the common traps, and understand what actually makes a roofer the best in Redmond or any area—and why it matters for your home.
Common Traps When Searching for “Best Roofers Near Me”
Even well-intentioned homeowners can get burned by misleading listings, lowball offers, or unvetted contractors. Before choosing a roofer based on search results or flashy ads, be aware of these common traps:
1. Fake Reviews That Inflate Trust
Many homeowners rely on Google reviews or third‑party rating platforms to find top roofers. Unfortunately, some contractors exploit this trust by purchasing fake reviews or incentivizing five‑star ratings that don’t reflect real customer experiences. These profiles often look professional, but a closer look may reveal vague comments, duplicate names, or generic praise
How to spot it: Look for specifics. Authentic reviews mention the type of roof, materials used, team members by name, timelines, and neighborhoods. Scan the dates, too—an overnight spike in 5‑star reviews can indicate manipulation.
What to do instead: Read a mix of positive and critical reviews, then ask the company for three recent local references you can call.
2. Paid Rankings in “Best Roofer Near Me” Lists
Top spots in “Best Roofers Near Me” directories often go to the highest bidder—not the highest quality contractor. Many “Top 10” style sites are actually paid advertising platforms that sell placement to any roofing company willing to spend enough. These lists often recycle the same generic language, with no evidence of real work done in your area.
A company ranked #1 might not even be licensed or based locally.
How to protect yourself: Treat listicles as starting points, not proof. Verify Washington State licensing, UBI, and insurance independently, and ask for addresses of recent projects in Redmond you can drive by.
3. “Storm Chasers” with No Local Presence
After major weather events—especially windstorms, hail, or heavy rain in the Pacific Northwest—some out‑of‑town contractors show up offering fast, cheap roof repairs or replacements. Known as “storm chasers,” these companies often appear overnight, offer suspiciously low pricing, and disappear just as quickly once the job is done. They rarely have a local office, verified license, or ties to the community, making it nearly impossible to reach them for warranty issues or repairs down the line.
Gut‑check questions: Do they have a local address, permanent crew, and manufacturer certifications tied to this region? Can they share references in neighborhoods like Redmond, Bellevue, or Kirkland?
4. Short-Lived Roofing Companies
It’s easy to be drawn in by a clean-looking website or a great price from a newer roofing business. But here’s something most homeowners don’t realize—the majority of roofing companies won’t last more than a few years.
According to the U.S. Bureau of Labor Statistics, construction trades—which include roofing contractors—have some of the highest closure rates in the industry. Roughly 80% of these businesses shut down before they hit their third year, and 96% don’t make it past five.
What does that mean for you as a homeowner? It means the contractor you hire today might not be around when you need warranty support or repairs next season. And if something goes wrong with the installation, you could be stuck paying another company to fix it.
That’s why it’s critical to look beyond flashy marketing and ask: How long has this company actually been in business—and will they be around in 5 or 10 years?
Real Homeowner Story: When 3 “Lifetime” Roofs Still Failed
Just last month, a homeowner called us in tears. She had paid for three full roof replacements in 25 years—each one sold with a “lifetime warranty.” But every time something went wrong, the contractor had vanished.
This is the third time I’ve trusted the wrong roofer,” she told us. “Each time, something went wrong. And each time, the company was gone.”
No warranty. No one to call. No accountability.
We finally helped her get it done right—with proper craftsmanship, manufacturer-certified materials, and a warranty that actually means something.
These stories are heartbreaking, but far too common. That’s why choosing a roofer with real staying power isn’t just smart—it’s essential.
At Landmark Roofing & Siding, we’ve been serving the Redmond and Eastside communities for over two decades, and we’re not going anywhere.
Tip: Always check a roofer’s state license records and online business history. Look for at least 5–10 years of continuous operation in your area — and make sure they have verifiable local references from years past.
5. Lowball Quotes That Backfire
Everyone loves a good deal, but in roofing, an unusually low estimate is almost always a red flag. Some contractors underbid to win jobs, then cut corners with cheap materials, subcontract unqualified labor, or tack on hidden fees mid‑project. Others quote low just to secure the job, only to hit homeowners with unexpected change orders after work begins.
How to compare apples to apples: Ask for a line‑item estimate that spells out underlayment, flashing, ventilation, tear‑off, disposal, permit handling, cleanup, and both manufacturer and workmanship warranties.
6. Lack of Certifications and Insurance
Hiring a roofer without proper licensing, insurance, bond, or manufacturer certifications can leave you financially and legally exposed. If an uninsured worker gets injured on your property, you could be liable. If the roofer isn’t certified by leading brands like Malarkey, CertainTeed, or DaVinci, your manufacturer warranty may be voided.
Your checklist: Washington State license & bond, general liability and workers’ comp insurance, and current certificates from the brands they install.
What to Look For in Roofers Instead
Not all roofing companies are created equal—and not all “top‑ranked” roofers actually deserve that title. So when you’re looking for the best roofers near you in Redmond or the Eastside, here’s what really matters:
1. Proven Local Experience
A roofer who’s worked in the Redmond, Bellevue, or Kirkland area for years will understand things a newcomer simply can’t—like our Pacific Northwest rain cycles, moss issues, and even which neighborhoods are prone to ice dams or tree debris. Local experience also means they’ve built relationships with trusted suppliers and know how to pull permits quickly in your specific city.
Ask: How long have you been working in this area, and how many homes have you completed nearby? Can I see a project map?
2. Real Projects and References You Can Verify
The best roofers near you won’t just talk about their work—they’ll show you. Ask for a list of recent projects in your neighborhood or surrounding areas like Education Hill, Overlake, or Downtown Redmond.
Better yet, request to speak to a past customer. A reputable roofer won’t hesitate to connect you with someone whose roof they recently installed or replaced.
Quick tip: Drive by one of their jobs at the end of the day. Is the site tidy? Are materials covered? That tells you a lot about the crew.
3. Proper Licensing & Insurance: Don’t Skip the Basics
You’d be surprised how many people skip this step: checking that their roofer is properly licensed and insured in Washington. It seems obvious, but in the rush to get started, it’s often overlooked—and that can be a costly mistake.
A license means the contractor is legally allowed to do the work. But you also want to ask for proof of general liability insurance. In Washington, contractor bonds only cover up to $30,000, which doesn’t go far if there’s serious property damage or an accident on site. That’s why general liability insurance is so important. A trustworthy contractor won’t hesitate to provide a copy of their policy or certificate of insurance if you ask. And you absolutely should ask. It’s not overkill—it’s protecting your investment.
Pro move: Request up-to-date documentation for licensing, bonding, and insurance before you sign. It’s your home, your investment, and your right to know.
4. Manufacturer Certifications: The Warranty Lifeline
Here’s something most homeowners don’t find out until it’s too late: if your roof isn’t installed according to the manufacturer’s specs, your warranty can be voided. That means even if you buy top-tier shingles, you could be stuck paying out of pocket if something fails.
That’s where manufacturer certifications come in.
Manufacturers like CertainTeed, Malarkey, DaVinci, and Nu-Ray only award certifications to contractors who’ve completed their hands-on training, passed their installation audits, and maintained high performance standards. Choosing a certified installer doesn’t just give you peace of mind—it often unlocks extended warranties, like 5-star and lifetime coverage that non-certified roofers can’t offer.
Bottom line? Ask about certifications—and verify them. Because even the best materials won’t last if the installation doesn’t meet manufacturer standards.
5. Long‑Term Support & Warranty Standing
Don’t just ask about warranties—ask who will actually be around to honor them. A 10‑ or 20‑year warranty means little if the company folds in two. Choose a roofer who offers both a strong manufacturer‑backed warranty and their own craftsmanship warranty. At Landmark Roofing & Siding, we offer both—plus the track record to back it up.
Questions to ask: What voids the warranty? Who files the manufacturer paperwork? How do I request service in year 7?
6. Transparent Pricing & Clear Communication
The best roofers near you won’t just give you a ballpark number—they’ll provide a detailed estimate that explains materials, labor, warranties, and timelines. You should know exactly what’s happening at each stage of the project. That includes how long it’ll take, who your point of contact is, and what to expect when crews arrive at your home.
If a company dodges questions, changes prices midstream, or doesn’t explain their scope clearly—that’s a red flag.
What great communication looks like: a single project manager, proactive updates, written scope, and no‑surprise change orders.
Why Landmark Roofing & Siding Is the Best Roofer Near Redmond
When you search for the best roofers near me, you want more than just a name on a list—you want a team you can trust with your home. That’s where Landmark Roofing & Siding stands out.
Local Redmond Expertise Built Over Two Decades
We’re not new to the area—we’ve been proudly serving Redmond and Eastside homeowners for over 20 years. From Education Hill to Bear Creek, we’ve worked on hundreds of roofs and understand the unique needs of Pacific Northwest homes. We know the weather, the permit processes, and the right materials that last in this climate.
Proven Quality, Backed by Real Results
We don’t just claim to be high quality—we prove it.
Take our recent project in Sammamish, WA, where we installed a CertainTeed Presidential TL roof on a severely weathered cedar shake roof. The before-and-after transformation didn’t just enhance curb appeal—it extended the home’s protection for decades with a Class IV impact-resistant system.
What changed (and why it matters):
- Curb appeal up, maintenance down: The Presidential profile gives the depth of hand‑split shakes without the rot risk.
- Weather resilience: Heavier‑weight shingle design resists wind uplift and sheds heavy rain—ideal for our region.
- Warranty confidence: As certified installers, we’re able to offer extended manufacturer coverage in addition to our craftsmanship warranty.
Certified Installers for Industry-Leading Brands
We’re factory-certified by the top names in roofing:
- Malarkey Roofing Products
- CertainTeed
- Nu-Ray Metals
- Duro-Last
These certifications aren’t just badges—they allow us to offer extended manufacturer warranties (like Malarkey’s Emerald Pro™ and CertainTeed’s SureStart 5-Star Warranty) that non-certified contractors simply can’t provide.
Verified, Background-Checked Crews You Can Trust
Every installer who enters your property is fully vetted, trained, and background-checked. We never subcontract to random third-party labor. Our crews wear uniforms, treat your property with respect, and follow clean-up protocols daily.
Fully Licensed, Bonded & Insured in Washington State
We carry all required Washington State licenses, bonding, and insurance. This protects both you and our team—and ensures your project is done to code and covered from start to finish.
Real Reviews from Redmond Homeowners
We’re proud of our 5-star reviews from homeowners across Redmond, Bellevue, and the Eastside. Each review reflects real work completed by our team, not paid placements or fake accounts.
No Games—Just Clear Communication
We take pride in being straightforward and transparent from day one. We walk you through the process, materials, and pricing—no vague estimates or “upsells.” You’ll know what’s happening and when it’s happening—before a single nail is removed.
Warranties That Actually Mean Something
Because of our certifications, we provide extended manufacturer warranties on shingles, metal systems, and flat roof membranes. We also back every project with our own lifetime craftsmanship warranty that is transferable to the next homeowner for up to 20 years—a rarity in the industry.
Roofing FAQs for Homeowners Searching “Best Roofer Near Me”
Can I trust the top results when I search for ‘Best Roofer Near Me’?
Not always. Many top listings are paid ads or sponsored placements, not earned through quality or trust. Some companies even pay to be listed on “Best Roofer” directories. Always dig deeper—look at real reviews, ask for references, and verify licensing.
Why do so many roofing companies go out of business within a few years?
Roofing is a high-risk industry with slim margins and little room for error. Many contractors underestimate job costs, struggle with cash flow, or fall behind on taxes, insurance, or licensing. A small mistake can lead to expensive lawsuits or damage claims—especially in Washington where strict regulations and rainy weather increase liability. Without strong business systems and experience, it’s easy for new companies to fold.
What’s the risk of hiring a newer or out-of-town roofing company?
Storm chasers and new businesses may offer quick turnarounds or low pricing—but they’re often gone by the time issues arise. Without a stable presence or a local crew, you’re left with no one to call and no one to back the warranty.
How can I tell if a roofer is really licensed and insured in Washington?
Ask for their Washington State license number and proof of general liability insurance, not just a bond. Then, go verify it with the state. In WA, contractor bonds only cover up to $30K—which may not be enough for major roof repairs or damages. A trustworthy roofer will gladly provide documentation.
Do certifications from brands like CertainTeed or Malarkey actually matter?
Yes. If your roof isn’t installed by a certified contractor, you may not qualify for extended manufacturer warranties—and in some cases, poor installation could void your warranty altogether. Certified roofers follow strict guidelines to protect your investment.
What kind of warranty should I expect from a reputable roofer?
Look for a double layer of protection: an extended manufacturer warranty and a workmanship or craftsmanship warranty. At Landmark, we offer both—including a lifetime craftsmanship warranty transferable to the next homeowner for 20 years, which can increase your home’s resale value.
Ready to Choose the Best Roofers Near Redmond?
Finding the best roofers near me isn’t just about clicking the top search result—it’s about finding a company with real experience, verified credentials, and a reputation you can trust. Whether you’re dealing with aging shingles, storm damage, or planning a full roof replacement, who you choose to work with will determine the long-term value, health, and performance of your home.
At Landmark Roofing & Siding, we make that choice easier. With two decades of local experience, top-tier certifications from Malarkey, CertainTeed, Nu-Ray, and Duro-Last, and a crew that’s background-checked and factory-trained, we bring unmatched peace of mind to every job.
So before you gamble on an unknown company with a low bid or fake reviews, reach out to the Redmond-based team that homeowners already trust.
📞 Call (855)908-ROOF(7663) to schedule your free, no-pressure roof estimate today — and discover why Landmark Roofing & Siding is one of the most recommended roofing companies in Redmond and the Eastside.