Cost for a Roof Replacement can be anywhere from $15,000 to $50,000 and up. It is not uncommon for Homeowners to spend more time and research on picking out a car than finding the right contractor to invest thousands of dollars in the home’s major component. And that can lead to throwing your money down the drain and months of stress due to poor workmanship, cost overruns and delays in completion.
When it comes to your home improvement project, you need to go through a systematic evaluation of the contractors that can complete your roofing project in order to pick the best one for your budget and for your peace of mind. Simply comparing the quotes of different contractors by choosing the lowest bidder is not enough.
Verify credentials and insurance coverage
First, verify a contractor’s business license to operate in your State and local City. Many states have online databases to verify a contractor’s current license status as well as view any complaints filed against them.
In addition to the contractor’s license, make sure the contractor is properly insured. It is very important to verify the contractor’s insurance coverage and make sure the insurance companies are current on payments. Most contractors carry a General Liability policy with a minimum limit of $1 million per occurrence. If the contractor is going to have any employees working on your property, then the contractor must also carry a Workers’ Compensation policy. This coverage protects both the contractor and the homeowner in the event an employee is injured on the job.
Major roofing manufacturers such as GAF, Owens Corning and CertainTeed have created Contractor Certification Programs that allow individual roofers to become certified installers of specific roofing materials and products. Typically, a roofer must complete a training program or courses for certification by a manufacturer. Upon completion of training, a roofer agrees to abide by the terms and conditions of warranty for specific products by that manufacturer. Roofers who are certified by GAF for installation of Timberline roofing shingles, for example, would have extended warranties on roofing materials and also have extended workmanship warranties on roofing systems installed with Timberline roofing shingles. The same would be true for Owens Corning roofing shingles such as Weather Lock, and for CertainTeed roofing shingles such as Presidential Pinnacle.
Ask the contractor for 3-5 references from work completed within the last 2 years. Go to their home and look at the work that was completed. If the reference lives out of town then ask them a list of questions about the contractor’s work such as: 1) Did they complete the job on time? 2) How did they handle any changes or problems that came up during the job? 3) Would you hire them again?
Evaluate the estimate and project approach
This person does a great job laying out what should be in a written estimate from a contractor. A written, detailed estimate will list the cost of all the materials, the labor to install the materials, the permits required for the job, and the cost for disposal of the old roofing materials. If a contractor lists his bid for a new roof in one line, such as “new roof – $25,000”, then he is hiding the true costs of the job. He is either unsure of the scope of work for the job or he is afraid that you will find out how much you are really paying if he lists out the costs for you to see.
More important than price is the breakdown of costs for the roof replacement. What are the materials to be used for the roof replacement? Are they the highest quality available or the lowest cost available. There are many components of a new roof and it is very important to make sure that your contractor includes all of the components in the bid for the roof replacement. These components include items such as: ice and water shield, ridge capping, venting, flashings, underlayment, etc. If any of these components are not included in the bid for the roof replacement, it is very possible that you will end up paying more for the roof replacement in the long run. The scope of work for the roof replacement should clearly outline the work to be done for the roof replacement and clearly outline the specifications for the materials to be used for the roof replacement. For example: “50 squares of GAF (or Owens Corning, or CertainTeed) roofing material to be installed on the main roof of the house. 20 squares of GAF (or Owens Corning, or CertainTeed) roofing material to be installed on the back roof of the house. 10 squares of GAF (or Owens Corning, or CertainTeed) roofing material to be installed on the porch roof of the house. etc.”
Contractors who perform a thorough inspection of your roof, your attic space, and other areas around your home can provide you with an accurate price for your new roof. They can perform an inspection for damaged or decayed decking and check for any damaged or deteriorated flashing. They will also check to see if your attic space has sufficient ventilation to extend the life of your new roof. They can search for any signs of water damage to your ceilings and walls and also search for any previous repairs that were made to your roof. An inspection from ground level or even from viewing images of your roof from a satellite is not sufficient to determine the best price for a new roof and can miss many important details that could cost you thousands of dollars in the long run.
When comparing the prices of different contractors, it is very important to review the cost breakdowns of each contractor. There are many instances where large price differences can be attributed to the different materials and additional labor hours that the contractor may be performing. For example, some contractors may not include the ice and water shield, proper ventilation, or even the disposal fees in the initial bid. In this instance, the lowest price is not necessarily the best value for your money.
Also when hiring roofing contractors in Jersey City NJ it is very important to ask a contractor how they do you handle change orders and how do you handle unexpected discoveries. You can expect that a contractor would tell you before hand how he would handle change orders and that he would give you a written change order to be added to your contract.
Communication patterns reveal everything
Most important, good contractors respond to work with respond to your calls, return your emails in a timely manner. They’re on time for scheduled meetings with you. And able to explain their approach clearly to you, answering any questions that you might have before you hire them to work on your home.
A written contract is usually the norm with good roofing contractors and they want to make sure you understand what you are committing to. Most roof contractors will want to receive a down payment for their work on your home’s roof, but this amount should not be more than 30% to 50% of the contract price and this should be paid before they begin work on your home’s roof.
Understand warranty terms and ongoing support
A roof warranty is offered by two parties. The first is the manufacturer of roofing materials. Most major roofing material manufacturers offer warranties on their products for 20 to 50 years. Keep in mind that these warranties only cover defects in the roofing materials. The second type of warranty offered is that of the contractor for the work of installing the roof. While some contractors may offer longer warranties on their work than others, most last from 1 to 10 years.
As you read through a contractor’s warranty be sure to take note of the exclusions in the warranty. Some contractors will list a long warranty period on the roofing materials but fail to disclose exclusions that would render the warranty almost worthless. A good contractor will back their work with a reasonable warranty and have a plan in place for handling any problems that may arise during the life of the warranty.
Base decisions on value, not price alone
The lowest price does not mean the best value. There are many factors to consider when choosing a contractor to complete a roofing project for your home. In addition to the price of the job, you should also consider the contractor’s choice of materials, the length of time that he or she will guarantee his or her work, the contractor’s reputation, and the amount of time that he or she says the project will take to complete.
Document your decision making process for selecting a contractor. Store all of the contractor’s bids (estimates) for future reference as to how your roof was protected for many years to come. A roof is one of the most protective pieces of your home. Spend the time necessary to search for the best contractor to protect your home for many years.
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