What to Get From Your Roofer Before Final Payment in Florida

The roof looks great, the crew cleaned up and the contractor sends the final invoice. Most homeowners pay it the same day. A few extra documents, collected before that check clears, are what protect you from the most expensive surprise in Florida construction: paying for your roof twice.

Why final payment is the moment that matters

Under Florida's construction lien law, Chapter 713, people who supply labor or materials to your project can claim a lien on your property if they aren't paid, including suppliers and subcontractors you never hired directly. Many of them protect that right by sending you a Notice to Owner early in the job. If your roofer collects your final payment and then fails to pay the shingle distributor, the distributor can still pursue your home. Florida's own guidance to homeowners puts it plainly: follow the steps and you should never have to pay twice for the same labor or materials (Florida construction lien guide for homeowners).

Once you've paid in full, your leverage to get those documents drops to almost nothing. That's why the checklist below belongs before the final check, not after.

The final payment checklist

• Contractor's Final Payment Affidavit. A sworn statement from the contractor, required by section 713.06, that lists anyone who supplied labor or materials and hasn't been paid in full. If someone is listed, pay them directly and deduct it from the balance.
• Final releases of lien. One from the contractor, and one from every supplier or subcontractor who sent you a Notice to Owner. Keep every Notice to Owner you received during the job so you can match them up.
• Closed permit. The final inspection approval from your building department. A roof with an open permit can cause trouble with insurance and when you sell. Our guide to roofing permit requirements explains what to look for.
• Notice of Commencement status. The recorded Notice of Commencement usually expires one year after recording unless it says otherwise. Ask whether it should be terminated once the work is paid.
• Itemized final invoice. It should match the contract and any written change orders, especially for deck boards replaced at a unit price.
• Before and after photos. Ask for the crew's photos of the deck and underlayment, since those parts are covered up for good once the roof is finished.

What Florida law says about deposits

Deposits have their own rule. If a contractor takes an initial payment of more than 10% of the contract price on residential work, Florida law requires them to apply for the necessary permits within 30 days and start work within 90 days after the permits are issued, unless there's just cause or you agreed in writing to a longer timeline (section 489.126, Florida Statutes). If a roofer takes a big deposit and disappears, that statute is the starting point for getting it back. Our list of roofing scam warning signs covers the patterns to avoid in the first place, and our guide to reading a roofing estimate helps you compare contracts.

Warranty and insurance paperwork

Two warranties usually cover a new roof. The workmanship warranty comes from the contractor and covers installation, so get it in writing with the length and what it includes. The manufacturer warranty covers the materials, and the stronger versions only apply when the contractor is certified by the manufacturer and registers the roof after the job. Ask for the registration confirmation, not just a brochure. Our guide to how roofing warranties work explains the difference. If you notice something on the roof in the first few weeks and aren’t sure whether it’s a warranty issue, our post on what’s normal on a new Florida roof covers the questions homeowners ask most.

Your insurer will want the closed permit, the invoice and a new wind mitigation inspection, which can lower your premium. Our post on what to send your insurer after a new roof walks through that step.

If something is missing

If the contractor can't provide lien releases or the affidavit, hold the final payment and ask in writing for the documents, citing the contract. If a Notice to Owner came from a supplier and there's no release from them, call the supplier and confirm they've been paid. If the permit is still open, ask the contractor to schedule the final inspection before you pay. Legitimate, licensed contractors deal with this paperwork every week and shouldn't push back on any of it.

If you're still comparing contractors, our guide to questions to ask roofing contractors includes the paperwork question. When you're ready for a roof replacement or need a roof repair, we'll walk you through every document before the work starts.

Final payment to a roofer: frequently asked questions