Picture this. You just closed on your house and are doing all the initial things, changing locks, and toilet seats, and planning your furniture layout. Then, you get an email from your home insurance company that says the current roof is uninsurable and needs to be repaired or replaced. This is exactly what happened to me.
I immediately went to work searching for the right contractor. Knowing that there was some evidence of previous roof leaks in the house (water stains on the ceiling), I felt that there was potential damage to the wood underneath the shingles. This particular detail is very important and was the sticking point for me. I went with a company that negotiated their price and did not charge extra for surprises not seen at the time of inspection by the company. Ultimately, I came out with a great warranty and a one-day, fully-replaced roof.
Here are 4 tips that will help you when shopping for a new roof.
Get several quotes. Phone a friend for recommendations. Word-of-mouth referrals can be the best. Check reputable websites. Make phone calls around your neighborhood. Sometimes smaller businesses can give you what you're looking for.
Get a contract with all the details. Know exactly what the quote covers and does not cover. Discuss payment options. Does the company offer a payment plan? Do you need to take a loan out from a third party? Is full payment due before service is rendered? How long will the repair/replacement take? What type of warranty is available on the new roof?
Advocate for yourself and don't let the salesman tell you what to do. If available, refer to your home inspection for evidence they may have found about issues with the roof. Inspections should provide a narrative of the current status of the roof. Don't just rely on the word of the roofing company if possible. Research materials recommended for your geographic location. Think of longevity and cost relative to your budget.
Read the fine print. Most roofing companies give you a quote based on the estimated cost of repair. That said, when the shingles are pulled up, there may be more repairs needed than originally estimated. Specifically, the company will charge you a base price for replacement/repair not including additional "surprises" that aren't seen at the time of their inspection. So potentially a quote of $10,000 could turn out to be $20,000 if you have tons of rotten wood underneath shingles. The company may charge for the square footage and supplies needed to replace those things.
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