Roofing Contractors Insurance Requirements in Pennsylvania

Roofing combines multiple high-severity risks: falls from height, fire from torch-applied systems, and the potential for water intrusion damage affecting the entire building below. A single roofing defect on a multi-story building can cause hundreds of thousands of dollars in water damage to multiple floors. The $2M/$4M GL minimum reflects this compounded risk profile.

The Experience Modification Rate (EMR) is a multiplier applied to a company's workers' compensation premium based on their actual loss history compared to industry averages. An EMR of 1.0 means average claims history; below 1.0 means better than average. For roofing contractors, an EMR above 1.2 indicates a poor safety record and significantly increases the risk of injuries on your property.

Roofing defects can take years to manifest, particularly slow leaks that develop at flashing points or membrane seams. Request that the roofing contractor maintain completed operations coverage for a minimum of 5 years after project completion. Most commercial roofing warranties run 10–20 years, but insurance coverage is separate from the manufacturer's warranty.

For large re-roofing projects, a builder's risk or installation floater policy is recommended. This covers materials stored on-site and work in progress against weather damage, theft, and vandalism during construction. If a partially completed roof is damaged by a storm, builder's risk covers the cost of materials and labor to repair the work, which standard GL does not cover.

Require a hot work permit program compliant with NFPA 51B for any torch-applied or hot-tar roofing work. The contract should mandate fire extinguishers on the roof, a fire watch for at least one hour after hot work ceases, and a designated hot work safety supervisor. Verify that the contractor's GL policy specifically covers fire damage from hot work operations.

Pennsylvania does not require a state roofing license. However, Philadelphia, Pittsburgh, and many municipalities require contractor registration. PA HIC Act requires registration for residential work over $500.

In Pennsylvania, you as the property manager could be held liable for injuries or damages caused by an uninsured roofing contractors on your property. Pennsylvania courts have consistently ruled that property owners have a duty to verify contractor insurance before allowing work to begin.