How to Choose a Roofing Contractor in Maryland (And Avoid Storm Chasers)

If you've never had to hire a roofing contractor before, the process can feel overwhelming — especially after a storm, when your inbox and mailbox suddenly fill up with door hangers and postcards from companies you've never heard of. Some of them are legitimate local businesses. Others are "storm chasers" — crews that follow severe weather from state to state, sign as many contracts as possible in a few weeks, and disappear long before any warranty issue shows up.

Here's how to tell the difference, and what to actually look for in a Maryland roofing contractor.

1. Verify Their MHIC License

Every roofing contractor operating in Maryland is required to hold a valid Maryland Home Improvement Commission (MHIC) license. This isn't optional, and it isn't hard to check — the MHIC maintains a public license lookup. A legitimate local contractor will display their license number on their website, contracts, and vehicles without hesitation. If a company won't give you their MHIC number, that's an immediate red flag.

2. Confirm They're Actually Local

Storm-chasing crews typically aren't based in Maryland at all — they follow hail and wind events across the country, working a region hard for a few weeks and moving on. That means when a warranty issue comes up two years later, there's often no one to call.

Ask directly: "Where is your business physically based, and how long have you been serving this area?" A contractor rooted in your community has a reputation to protect and a reason to be there next year, too.

3. Ask About Manufacturer Certification

Not all installers are created equal. Manufacturers like CertainTeed offer certification programs (Master Shingle Applicator, ShingleMaster, and above) that require contractors to demonstrate proper installation technique, maintain insurance, and meet business standards. Certified installers can also offer stronger manufacturer-backed warranties — something an uncertified contractor simply can't provide, regardless of what they promise verbally.

4. Is the Contractor Familiar With Your Local Building Codes?

Here's a question most homeowners never think to ask, and most storm chasers hope you never will: Is the contractor you're hiring actually familiar with your local building codes? Are they installing a new roof that is code-compliant and following the shingle manufacturer's installation instructions to the letter?

This isn't a minor technicality. Building codes exist to protect your home's structural integrity, and code compliance directly affects your insurance coverage, your resale process, and whether your manufacturer warranty is even valid. A roof that "looks fine" but wasn't installed to code can fail an inspection, void a warranty, or create real problems the next time you sell your home.

Maryland's Code Structure — It's Not the Same Everywhere

Here's what a lot of homeowners don't realize: Maryland building code isn't one single set of rules statewide. The state sets a baseline through the Maryland Building Performance Standards (MBPS), which requires every jurisdiction to work from the same edition of the International Residential Code (IRC) — currently the 2021 IRC in most counties, with some transitioning to the 2024 edition. But on top of that baseline, each county adds its own amendments, permit thresholds, and inspection procedures. A contractor who only knows "the code" in a general sense, without knowing how your specific county applies it, can get you into real trouble.

Baltimore County Specifics

Baltimore County operates under Bill 49-24 (effective September 2024), which adopted the 2021 IRC along with local amendments. A few things every homeowner here should know:

• A permit is required for roof work when 50% or more of the sheathing or deck is being replaced — a threshold specific to Baltimore County.
• Under IRC Section R905, when shingles are replaced, an ice barrier and properly installed drip edge are required — and any step flashing or wall flashing must be replaced as part of the job, not simply reused.
• When siding is replaced, a proper water-resistant barrier must be installed underneath before the new siding goes on — a step that's easy to skip and impossible to see once the job is finished.
• Permits and inspections are handled entirely online through Baltimore County's Permits, Approvals and Inspections (PAI) portal, and approved plans must be on-site for every inspection.

It's Different in Other Maryland Counties

This is exactly why "we know the code" isn't good enough — a contractor needs to know your county's version of it. A few examples of how requirements shift across the counties we serve:

• Harford County and Anne Arundel County each maintain their own permit thresholds and inspection scheduling through their own Permits & Inspections departments, separate from Baltimore County's system.
• Carroll County has its own adopted code edition and local amendments homeowners and contractors both need to follow.
• Some counties exempt simple shingle-only repairs from permitting, while requiring a full permit the moment sheathing, structure, or a change in roofing material is involved — the exact line where that applies is not the same from county to county.

A contractor who's only ever worked in one jurisdiction may not realize the rules changed the moment they crossed into the next county — and that's precisely the kind of gap that leads to a failed inspection or an uninsurable installation.

HOAs and Architectural Review Committees

Building code is only half of the compliance picture. Many of the neighborhoods we work in — particularly newer developments throughout Baltimore, Harford, and Anne Arundel Counties — are governed by a Homeowners Association (HOA) with its own Architectural Review Committee (ARC). These committees often have separate, binding requirements on top of county code: approved shingle colors, material restrictions, and a formal approval process that has to happen before work begins, not after.

Skipping this step doesn't just risk a fine — some HOAs can require you to redo completed work if it wasn't pre-approved. A contractor experienced in your specific community will know whether an ARC submission is needed and can help you navigate it, rather than leaving you to discover the requirement after the roof is already on.

Following the Manufacturer's Installation Instructions

Code compliance and manufacturer compliance go hand in hand — and they're not automatically the same thing. Every shingle manufacturer publishes detailed installation instructions covering fastening patterns, nailing zones, starter courses, and flashing details. Installing outside of those instructions can void your manufacturer warranty entirely, even if the roof technically passes a county inspection. This is exactly why we install the complete CertainTeed Integrity Roof System to manufacturer specification on every project — it's the only way to guarantee both code compliance and full warranty protection at the same time.

Why This Is Where Force Stands Apart

This is one of the areas we take the most seriously. Force Roofing & Siding handles the permitting and code compliance conversation as a standard part of every project — not an afterthought. We know the specific thresholds, inspection sequences, and amendments that apply in Baltimore County and the surrounding jurisdictions we serve, and we know when a project needs HOA or ARC approval before work can begin. Combined with manufacturer-specified installation on every job, that means our customers aren't left guessing whether their new roof is fully compliant on every level — county code, state code, and manufacturer requirements alike.

5. Understand the Insurance Claim Process — and Who's Who

This is where things get confusing for a lot of homeowners, so it's worth being clear: a roofing contractor and a public adjuster are two different things with two different jobs.

• A contractor inspects your roof, documents the damage, and performs the repair or replacement work.
• A public adjuster is licensed specifically to negotiate your insurance claim on your behalf.

In Maryland, a contractor generally should not also act as your public adjuster on the same claim — it's a conflict of interest the state restricts. Be cautious of any contractor who promises to "handle everything" with your insurance company as if they were your adjuster. A trustworthy contractor documents the damage thoroughly, explains what they found, and lets you work directly with your carrier — while being available to answer any technical questions your insurance adjuster may have.

6. Check Reviews — and How Recent They Are

A handful of five-star reviews from years ago tells you less than a steady stream of recent reviews. Look for a contractor with an active, current Google Business Profile and reviews that mention specifics — the crew, the timeline, the communication — not just generic praise.

7. Get Everything in Writing

A legitimate proposal should clearly spell out the materials (brand, product line, color), the scope of work, the timeline, warranty terms, and total cost. If a salesperson is pressuring you to sign on the spot "before the price goes up tomorrow," slow down. Real contractors are comfortable with you taking a day to review.

The Bottom Line

The best protection against a bad experience is simple: work with a licensed, locally based, manufacturer-certified contractor who understands your county's building codes, is transparent about the insurance process, and has real, recent reviews. It takes a little more homework upfront, but it's the difference between a roof that's done right and a headache that follows you for years.