So, you have finally decided to take the plunge and install a new roof on your home or business.
Why not? If done correctly you will be the proud owner of an energy efficient “Cool Roof” (in California, at least) with a lifetime warranty. With a wide array of colors offered by today’s shingle manufacturers you will be sure to have a roof that matches your home color scheme and will be the envy of the neighborhood.
But hold on Cowboy! You have got a long way to go. There will be decisions to make, and choices pondered before you enjoy those leak-free rainy afternoons.
The homework you do before choosing your contractor will go a long way in avoiding those “Contractor Horror Stories” we have all heard about.
What type of experience are you looking for? If you’re after the lowest price, you’ll need to adjust your expectations. As a rule, the more experienced, reputable contractors have stood the test of time in the industry and employ the most experienced tradesmen. They also have the resources to resolve issues that may arise during your roof replacement (or the experience to avoid them completely). As a result, they will seldom offer the lowest price.
Your potential contractor’s insurance coverage also plays a role in your proposal price. Workers Compensation, General Liability, and payroll in general add to your roof cost. If your contractor is not properly protected, the liability is transferred to the building owner in the event of a mishap.
- Check a potential contractor’s license, bond, and workers comp information.
This can be done before you call to schedule an inspection. The California State License Board’s website easily allows a building owner to check a license status. It also offers the Bond and Workers Comp insurers, policy numbers, and expiration dates. This is all visible on the contractor’s homepage.
- Talk to your potential contractor about when you want to proceed with your project.
You may be ready to start ASAP, with money in hand. Or you are just starting the process to find out how much you need to put away or finalize a payment strategy. Material prices have been unpredictable, and this will let the contractor know your plans and he may be able to advise you on future pricing. A while back we advised our homeowners that required OSB for their roofing project that it may be wise to hold off because of wood costs. This move saved some of our customers literally thousands of dollars as prices dropped to a more reasonable level. Conversely, we were informed by our suppliers that a major material price increase was around the corner and it might be better to pull the trigger on the roof replacement sooner rather than later.
- Will the contractor manage all the necessary permit applications? Are they familiar with the local building code?
Most contractors will handle the permit process, but there have been occasions when the job is scheduled to start that the contractor will ask the owner to switch to a owner/builder permit. As far as building codes are concerned, while most are consistent with each other, on occasion you will find a building district that does things a bit differently. For example, the City of Madera, California requires an inspection after a roof tear-off, before solid sheathing is applied. This is the only local community that requires this extra inspection. If your contractor is unfamiliar with this, it could add extra time and cost to your project.
- Who will be doing the work?
Will the contractor us a sub-contractor or does this contractor maintain their own crews? Many contractors will use a subcontractor for certain stages of a roof replacement (tear-off only, for example). This is perfectly legitimate, however, having a clear understanding of who is doing what when can help curb the confusion during the project.
- Ask for three referrals.
Most contractors are proud of their satisfied customers and will gladly hand over addresses of recently completed roofing projects in your area.
- Down and progress payments
Ask you potential contractor about upfront costs. The State of California highly recommends that you do not pay more than $1,000 or 10% of the job total, whichever is lower. However, special material orders, custom mixed tiles, preferred start dates would be exceptions to this rule. Many contractors do not require a deposit.
- Ask how long the project will take.
When will the project begin and how long will each step take. How long will the tear-off take? How many inspections will there be and when will they be scheduled?
- How is the final payment made?
Is a personal check acceptable? Are credit cards an option? Can I pay for my materials separately to avoid the possibility of a mechanic’s lien? More on this in an upcoming article.
Good, open communication before a project starts will go a long way to ensure a smooth roofing project.
Stay tuned for upcoming roofing articles!
Mid-State Construction is a roofing company that serves the San Joaquin Valley and the Central Sierra Nevada’s. Call for a free roof inspection 559-285-9835
