After performing thousands of home inspections, it’s safe to say that I’ve seen my fair share of bad roof installations. To most of us, the roof on your home is the most expensive item you’ll ever have to buy. And I get it, it’s tough to fight the urge to call a few roofing contractors, get estimates from whoever will answer the phone and hire the one who gives the lowest price. The truth is that roof installations are just like everything else – you get what you pay for.
My world revolves around houses and contractors. I spend every day of my life looking at problems and trying to explain them to everyday people like you, who may not know much about houses. I see the good, the bad, and the ugly when it comes to houses, so I can help you when the time comes to have your new roof installed. We’ll look at different shingle options, the underlying details, and warranty you may (or may not) get on your new roof.
There are many different types of roofs you can get for a house. Wood shake, tile, slate, metal, and rubber are just a few of the options besides asphalt shingles. This article will assume you are having asphalt shingles installed as your new roof covering. Most of the homes in my part of the country have this type of roof covering, as do nearly 70% of all homes in the U.S.
Get 3 quotes from roofing contractors and choose the one in the middle.
This is horrible advice, by the way. Folks love to tell you anytime you have work done around your home that you should get 3 ‘bids’ and choose the guy whose price lands in the middle of the pack. I’ve never ascribed to this idea, as there are way too many variables involved:
- How skilled is the contractor?
- How smart is the contractor?
- How well does the company communicate with you about what is happening?
- Do they answer the phone when you call?
- Do they return your call in a timely manner?
- How long have they been in business?
- Do they have reputable referrals?
- Do they have insurance?
I could go on forever, but you get the idea. There are a lot of moving parts when dealing with hiring people to work on your home, and I implore you to not get caught up in the price trap. Just because someone calls himself a professional doesn’t make it so. I would argue that you are more likely to find that the opposite is true. There are very few actual professionals out there.
When it comes to your roof, you only see the top layer of the job, and all the critical details that make or break a roof install are covered up by this top layer. Even the crappiest roof install can look good on the surface, so it is very important that you hire a roofing contractor who will make sure the details are perfectly executed before the shingles are installed. You get no second chances when it comes to a roof. Either it’s done correctly, or you tear it off and start over.
Oh, and there is no such thing as a ‘licensed roofer in Kentucky,’ or in many other states. I found this list after about 30 seconds of research, so take it with a grain of salt: List of State Laws Regarding Roofers. Be cautious if your guy claims to be ‘licensed.’ Even if you live in a licensed state I would put no faith in a roofer’s claim. After all, everyone you see driving on the road should have a license…and we all know that everyone is horrible at driving. Well, except you of course.
Any roofing contractor that should get even the slightest bit of your consideration will put together a ‘bid’ or proposal of what the work scope will be. What does this proposal look like? Is it broken down into what gets done, and more importantly, what doesn’t? Is it detailed in what the company is telling you? Is it written on a cocktail napkin? (I’m not joking.) In most circumstances, this proposal is your scope of work with this roofing contractor. It spells out what they will do for you, what they won’t, and what you will pay them for the job.
Speak the lingo. Don’t let some fast talking con-man confuse you.
Understanding the terminology will help you navigate through the process while talking to your potential roofer. Let’s look at the most widely used terms in the roofing world, and get a quick explanation of what they are, so that if you see them in your roof proposal, you’ll have an idea of what they’re talking about.
Things to watch for when choosing a roofing contractor
If I have performed a home inspection for you in the past 5 years and you needed roof work or masonry repairs on your new home, chances are I told you to call Bone Dry Roofing. They have been taking care of my customers for years, and I’ve never heard a single negative word from anyone about their experience with them. Admittedly, this made my choice fairly easy when it came time for my own new roof, but I did call a few other roofing contractors to be on the safe side (click here for my overview of my new roof). Here is what I noticed: All of the other roofing contractors focused on the total cost of the job, and not the job itself. In other words, they didn’t offer to show their value to me, but instead tried to focus my attention on how big of a check I was writing. I freely grant you that I price shop things all the time. I check Amazon, eBay, and many other websites when buying some trinket or tangible item. However, when you are hiring a skilled trade like a roofer, electrician, or home inspector, I implore you to stand back and look at the whole scope of what you are getting. There is no such thing as ‘a deal.’ The deal is that you are getting hosed by someone cutting corners for a cheaper price.
The ‘expensive contractors’ are n0t priced higher just because they want to be. Chances are they doing the job the way it should be done, and there is a cost associated with that. So, you as the customer, have to pay a bit more for it. Most folks only buy one roof in a lifetime, maybe two if they are unlucky. Make sure you do your homework, and more importantly, caveat emptor. Buyer beware.
Hi, I’m Ben, and I inspect houses. I grew up with a hammer in my hand, and have been a professional home inspector for 12 years. My blog is here for info about home inspections around the Louisville, Kentucky area, and just about anything construction-related.
What I liked about this is that you did not just mention the right things, but also the wrongdoings that one can spot on a contractor that will eliminate him from the customer’s choices. It’s great to know both sides to specifically pick the really good ones. And since this is such a critical process, content like this is much appreciated.
Thanks, Mary. I find most folks are trusting about these kinds of things and just don’t have the guidance.
I appreciate that you mentioned that we should choose a contractor who will offer warranties on their products and their work. My wife and I have been talking about finding someone to replace our roofing material. Our current roof is very mossy and old. Some of the shingles are even loose. When we get it replaced, I will be sure to look for a roofing contractor who will offer warranties on their work.
Thanks, Charles. Yes, it is vital that whatever contractor you choose will stand behind their work.
You made a great point about ventilation and how they can help you increase cooler air into the attic. My husband and I are looking for a roofer that can help us fix the roof in our old home so that we can sell it this month. We will keep these tips in mind as we search for a professional that can help us best.
Thanks, Vivian.
It was helpful when you explained that the roofing term of “a square” refers to an area of 100 square feet. My brother is looking for a contractor to install metal roofing for the modern-style office building he’s having contracted near the highway in our city. I’ll pass along your tips so he can be as confident and informed as possible when working with a roofing provider!
I think that it is going to be helpful for us to know that we could find a roofing contractor who has a good work quality, so I appreciate the tip that you gave to check their referrals. My roof needs to have some work done because it is leaking, and some of the shingles have blown off. To help me choose the right roofer, I am going to check their referrals for reputability.
Good luck with everything. Do your homework and you’ll be fine!
I had no idea that finding a qualified roofing contractor takes much more work than just choosing the one whose price range is in the middle. It makes a lot of sense that you need to consider how long they have been in the industry and if they offer insurance. I noticed a small hole in my roof after some water was leaking during a rainstorm last night, and I want to get it fixed before any pests start coming in! I will keep your advice in mind as I look for a contractor.
You are absolutely right about the importance of warranties when choosing a roofing contractor. My mom needs to have her roof replaced. I will remind her to look into the warranties offered before she makes her purchase.
I had no idea so much went into a roof. Excellent write up!
I like how you mentioned that knowing roofing terminology will help with finding a potential roofer. My brother is thinking for a roofer because he noticed last week that some of the shingles on his roof were falling off since the materials are old worn down. It seems like a good idea for my brother to think about hiring reputable professionals to help change the materials on his roof so that his home can be properly protected from inclement weather.
Here is all on how to choose the best roofing contractor are discussed over here. So, anyone searching for same topic may find their shelter over here. This is a great article and you are banged on with your points about it.
I’m planning to hire a roofing service that will be able to replace my worn out shingles with metal ones. I agree with you that it would be best to check the customer testimonials and online ratings regarding the prospective company. You’re also right about the importance of hiring someone skilled and is insured.
You made a great point when you said that more than how much they charge, it’s best to know how skilled the contractor is, how is his communication, etc. My husband and I are looking to hire a roofing contractor so we can get an inspection. We will follow your advice most definitely since we know we want to hire someone experienced and reliable.
As someone who did roof construction for many years, I say this is spot on. One thing I would add is to make sure on any reshingling situation that your roofing contractor has a plan and pricing in place for any damaged or rotten roof decking that may be exposed by the tear off. This is especially a concern for a roof that has been leaking or had gone for a long period of time without a complete tear off. Another suggestion is to go with at least a 30lb “felt” underlay installed with button cap nails. Some roofers try to cheap out with 15lb installed with roofing tacks and I can guarantee you it will be full of tears, holes, and falling apart before the shingles even go on, especially on any kind of steep pitch and in valleys.
Great point, Mitch! I find everyone seems to fall into the price trap, and that is usually a recipe for disaster.
Great article, and great advice.