What Should Homeowners Ask a Roofing Company Before Hiring Them?

Most homeowners select a roofing contractor after having obtained three quotes and feeling that one of them is too cheap. They have no idea what is included in the numbers provided and little understanding of the questions that really matter to the homeowner to ensure that they obtain a quality, durable roof that will last for years to come and not result in a call back within eighteen months.

Questions that reveal what is actually going on the roof

Ask what kind of underlayment they plan to use and if it is a synthetic or felt underlayment. Find out where the ice and water shield will be applied. Determine how many courses up from the eave that the installation will extend the ice and water shield. Will it be extended into the valleys and around all penetrations such as vents, chimneys, etc.? Will existing flashing be reused or replaced? Reusing step flashing at walls is a very common shortcut that can render much of the new roof virtually worthless.
As mentioned previously, ventilation affects the lifespan of roofing systems. It is critical to verify the net free area of vents in terms of numbers. Intake ventilation must be equal to or greater than exhaust ventilation. A contractor adding a ridge vent may try to pawn off poor soffit intake on the homeowner, creating a system that pulls conditioned air out of the attic.

Deck condition and the change order problem

Be sure to work with your contractor to come up with a plan for how to deal with decking surprises during the tear-off. These can be cost surprises that you want to price out in advance. Consider having your contractor agree to price out the decking sheet by sheet, and to stop work if it hits some cost threshold that you haven’t agreed to previously.

Separating the manufacturer warranty from the workmanship warranty

Don’t confuse warranty documents for material failure with documents that prove the installer can perform the job correctly. We’re talking here about installation errors that account for the vast majority of early failures to a roof. And these are the contractor’s failures. Make sure that both material and workmanship warranties are included in your documents.

Verifying the company behind the paperwork

The credentials that one gives as a badge of honor actually signify that you are accountable for your actions as a company. Sending directly from the insurance company to the homeowner a copy of the certificate of insurance (as opposed to the contractor handing the homeowner a copy of a photocopy) confirms that the contractor has paid for the required coverage and that the policy is in effect on the date of work. Providing that the contractor and his workers are covered by the contractor’s workers’ compensation insurance, the homeowner is held harmless from any accidents that occur on the home of the homeowner and for which the contractor or his workers are responsible.

• Who performs the work, employees or subcontracted crews, and who supervises them daily
• Whether the company has operated under previous names, which affects the value of a long warranty
• How permits are pulled and who schedules the municipal inspection
• What the written procedure is for a leak reported after completion

Where local knowledge changes the answer

Make sure the roofer applying has pulled the last few permits in the jurisdiction for which they are applying to re-roof. This ensures they are familiar with the local codes regarding factors such as wind uplift rating, required ice barriers, etc. That must be noted on the plans and included in the bid to re-roof. If you own property in Montgomery County, it is worth shortlisting an established Bethesda MD roofing company that already works with those inspectors every week, because familiarity with the permit office tends to show up in cleaner approvals and fewer delays.

Timeline, site protection, and the final inspection

Be very specific about the start date for the reroofing and also about the ‘weather policy’ to allow for the inevitable late afternoon thunderstorm that will expose an incomplete roof for many hours and potentially cause severe damage. Further, confirm how much of the old roof will be removed each day, and what will be done on completion of that day’s work to ‘dry-in’ and secure that portion of the roof.
Site protection needs to be included in the homeowner’s written contract for roofing, not just left up to the contractor’s best judgment and policies. This includes plywood or tarps covering landscaping, steps to protect siding and gutters, magnetic sweeps of the driveway and lawn and a specific plan for how the dumpster will be placed in the driveway taking note of maximum allowed load.

• Pre-installation walkthrough documenting existing property condition with photographs
• Daily cleanup standard, including whether debris is removed each evening or at completion
• Final inspection conducted with the homeowner present, covering attic as well as exterior
• Delivery of warranty registration, permit closeout, and lien waivers before final payment

Reading price structure rather than price

A deposit above a third of the contract price for a roofing job is generally considered to be against the homeowner’s cash flow. Structure payment terms for a roofer to equal payments at key milestones of the job, such as delivery of the materials and the substantial completion of the job. Hold the final large payment until an inspection of the completed work has identified no defects. Where one bid is substantially lower than the others, the difference will generally be found in the underlayment, in the type of flashing used, in the type of ventilation work, and in the length of and type of warranty offered. Ask the lowest bidder to outline these differences and the comparison will become obvious.