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SELECTING A CONTRACTOR
Selecting the right contractor is just as important as selecting the right material, if not more so. THE WARRANTY ON YOUR ROOF IS USELESS IF THE CONTRACTOR IS NO LONGER IN BUSINESS. As a consumer, you need a contractor that can discuss application techniques and listen to your individual wants and needs. It is recommended that you solicit 2-3 bids, especially if this is the first time you have undertaken this type of project. To determine which contractors to invite to bid on your project, you can consult friends, family or co-workers that have had similar work performed; REFERRALS are always a good source. Look in the local Yellow Pages to see who serves your area or inquire On-Line for potential contractors. Consider how long the company has been serving your area. This does not mean how long the contractor has been in the industry but HOW LONG THE COMPANY HAS BEEN ESTABLISHED. Check with the local supply houses to check on the credit rating of any potential contractor. The ramifications of a contractor not paying for materials used on your project will be discussed later. After you have compiled a list of potential roofing contractors, take time to evaluate each one carefully. Set up a meeting to discuss your needs and their qualifications. If you feel confident that the contractor is truly interested in your project, ask for the company’s vital statistics. A professional contractor will be happy to provide any information you require. |
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SELECTING THE RIGHT MATERIALWhen choosing a roofing system for your home, the factors you should consider are Weight, Durability, Fire-Rating, Appearance and Cost. The appearance you want from your roof and what your budget can afford should be determined before you start shopping. Also, know what type of structure your home has. This will determine how much weight the structure can hold and whether it will be necessary to reinforce or apply plywood before the new roof application. When considering the durability of a material, check to see what kind of manufacturer’s warranty is offered and what type of warranty the contractor will offer. Remember, the warranty offered is only as good as the manufacturer or contractor who stands behind it. The fire rating is a critical factor in selecting a material and protecting your home. Since most roofing materials are combustible to some degree, they may be vulnerable to external fire exposure. Some roofing materials will propagate a rapidly spreading fire over the surface or may allow the fire to penetrate the roofing material and to communicate to the interior of the building; this should be avoided. The most nationally recognized testing for a material is the guidelines of the Underwriters Laboratories, Inc (generally referred to as the U.L. rating). The criteria used for this testing determines if a roof system is rated Class A, B, or C. Your homeowner insurance premium may also be affected by the fire-rating of your roof. Class A roofing systems do not require frequent repairs to maintain their fire retardant properties, Class B may require some maintenance. To get an idea of what is available on the market, you can check the local supply houses or ask your prospective contractor for samples and brochures. Once you have narrowed it down to a few materials that are suitable for your home and budget, you may want to get some addresses of homes that have been roofed with these materials. Feel free to ask your prospective contractor to provide you with proposals for any options you may be interested in. Options for Pitched Roofs, or roofs that have a minimum of a 2-½/12 pitch, include Composition Shingles, Shakes, Tile, or Metal. Composition Shingles are the most popular and affordable solution for a pitched roof; they have a class A fire-rating. If you are converting an existing shake roof to a composition roof, it will be necessary to install plywood. Make sure your contractor is using ½ inch cdx plywood; we do not recommend OSB Board, even though it is allowable by code. Unlike the shingles of many years ago, the composition shingles available on the market presently are an architectural design and are of much better quality. There is a range of grades of shingles i.e. 25 year, 30 year, 40 year, and up and a range of colors and styles. Talk to your contractor about which shingle is the most suitable for you. Shake roofs are still an option; however, they must be a minimum class B fire rating. If you are considering a shake system, insist that it be a Premium Heavy Shake; the quality is superior to other shakes on the market. Tile roofs are frequently chosen to match the architecture of the home. This type of roof system is on the high end as far as price. The underlayment is critical to the integrity of this type of system. If you are installing a tile roof, you should consider applying 2 layers of #30 felt or a SBS underlayment. Tile roofs are fragile; if you need to maintenance your roof frequently you should take this into consideration. Tile roofs typically weigh more than other types even though lightweight tiles are now available. Metal roofs have gained in popularity. This type of system is pricey and has some drawbacks in our area. There is a high heat transfer and therefore has a low fire rating and does not fare well in an ocean environment. Metal roof systems can be somewhat noisy. They are also slippery and repairs will be more expensive than other types of roofing systems. Options for Flat Roofs, or roofs that have less than a 2-1/2/12 pitch, include Tar & Gravel or Capsheet, Torch-Down single-ply systems, Acrylic system, and PVC single-ply systems. Tar & Gravel or Capsheet system was about the only option up until several years ago. This type of system consists of a base sheet, mopped with 3 plys of hot asphalt with felt in between, and covered with either a layer of gravel or a mineral surface capsheet. This system is quite heavy, weighing 550 lbs. per sq. This type of application requires a kettle with hot asphalt to be at the job site, which produces an offensive odor; it also is conducive to higher safety risks. This type of application is becoming more obsolete as other flat roof systems offer more advantages for the same amount of money. Torch-Down single-ply systems are an asphalt based roof system with a small percentage of rubber. This does make this system more flexible than a hot-mop application, but it still inherits the same deficiencies. This system can be repaired more efficiently and with better success than a hot-mop and is more attractive. This system is applied with a torch, thus eliminating the odor produced by a hot-mop. This roof application is rated to be a 15 year roof, but we have been seeing failure prematurely. Acrylic systems are a long-term solution to end flat roof problems. This type of system is costlier and is dependant on weather conditions to properly cure. This type of system is applied with an industrial sprayer or can be rolled on smaller projects. The system consists of a primer, 2 layers of base coast, a layer of polyester fabric to shear up the strength and two top coats. The application can frequently take weeks to complete because of atmospheric conditions.
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SCOPE OF THE PROJECTOnce you have narrowed down the field with reference to choice of contractor and materials, it is time to compare the written estimates. Make sure all the estimates cover the same workmanship and materials to complete the project. Some variables you might find or want to consider are as follows. Re-roof or Overlay? Legally, you can install a new roof over your existing roof so long as it does not exceed three layers; however, this could change the fire rating. For instance, if you install a Class A materials over a material of a lesser fire-rating, it reduced the fire-rating of the new system. Even though the cost is somewhat higher to remove the existing roof, it is a recommended practice. Once the existing roof is removed, the contractor can check for any termite or dry-rot damage and make repairs before installing the new system. YOUR NEW ROOF WILL NOT LAST AS LONG IF YOU OVERLAY THE EXISTING ROOF. Permits: Make sure it is understood who is responsible for obtaining any necessary building permits, covering the expense of them, and arranging for required inspections. Underlayment and Sheeting: The felt underlayment is a critical part of the roofing system. It is the roofing felt that actually makes the roof watertight. Uniform building requires #15 felt, two layers if the pitch is less than a 4/12 pitch. It is advisable to upgrade your underlayment to a #30 felt or possibly two layers for roof systems such as tile applications. If sheeting is required, plywood is far superior to the less expensive OSB Board. Make sure you know what your contractor intends to use. Flashings and Vents: Does the estimate include replacing all the rooftop metal and flashings? Even if the metal appears to be in fairly good condition at the time, it is more cost effective to replace all heating vents, plumbing jacks, and any flashings at the time your home is being re-roofed. It is much costlier to have to replace the metal at a later date. It is a nice addition to the appearance of your home if the contractor paints the rooftop metal to match the new roof. Fireplaces: The fireplace flashings should all be removed and replaced as part of the new roof system or leakage will most likely occur before the roof is at the end of its serviceable life. In some instances this will require completely dismantling the bottom portion of the fireplace. If that is the case, stone or stucco may need to be replaced to install the flashings properly. This does add to the cost of the project. Ask your contractor to describe how he/she is going to address the fireplace in detail. Ventilation: This is an extremely important aspect of the project. If adequate ventilation is not installed properly it will shorten the lifespan of the shingle dramatically. This could also void the manufacturer’s warranty. Proper ventilation will also contribute to keeping your house cooler on hot days. Ventilation is especially critical to installations on homes with cathedral ceilings. Again, ask your contractor to describe in detail what his or her intentions are for ventilation. Enhancements: You may want to consider enhancements to your home that could be completed as part of your roofing project such as gutters and downspouts. Even more aesthetic additions, such a high profile hip and ridge shingles, or skylights should be reviewed. When done in conjunction with a roofing project, all of the enhancements are more convenient and less expensive. |
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SIGNING THE CONTRACT AND FINISHING UP THE PAPERWORKBefore you sign your “Jane or John Doe” on the contract, carefully scrutinize the contents and a few factors that will have a bearing on your project. You should be informed of an anticipated start and completion dates; including the plan of action in case of weather delays. If adverse weather should occur, make sure you know what precautions your contractor will take to protect your home. Ask your contractor how many inspections are expected and how that will affect the timetable of your project completion. Do keep in mind, that any defects i.e. termite and/or dry-rot damage discovered after the removable of the existing roof cannot be estimated as far as the length of the job or the price. The correctional work is always done as an added expense and can delay the completion of the project. You may want to ask your contractor who his supplier will be along with any subcontractors that will be used on the job. Check with the supplier or sub-contractor to see if your contractor is in a good credit standing; you could end up paying for the materials twice. Most contracts provide a right-to-rescind or a right to cancel the contract without penalty within a set period of time (usually three days). You should always retain one copy of all paperwork pertaining to your project. At the completion of your project, make sure you have all applicable warranties in writing. If a manufacturer’s warranty is offered, request your contractor to provide you with any necessary forms to ensure your warranty is valid. |
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BEING A GOOD CUSTOMERNow it is time to sit back and relax. The well-planned research you have done up front will undoubtedly save you a lot of time and trouble later on. If you have followed all the steps outlined here, you should feel confident you have the best contractor, the best product, and the best value. Simply relax and let your contractor do his job. Despite the best of intentions, occasionally things don’t happen as smoothly as desired. Perhaps something on the job got overlooked, or not done quite as expected. Maybe you feel someone wasn’t careful enough or behaved in a way that annoyed you. You should let your contractor know about such things right away. A call to the contractor can usually remedy these small problems or you may want to consider communicating in the form of a note or memo. This will assure your concerns are not forgotten in the press of other things and won’t be as easily misunderstood. A professional contractor will not consider you a “complainer” if you have valid concerns; he will appreciate your assistance in making you a satisfied customer. san antonio roofing contractor, san antonio roof contractor, san antonio roofer, roofer san antonio, roof contractor san antonio, roofing contractor san antonio, new roof san antonio, roof repair san antonio, shingle roof contractor san antonio, shingle roofing contractor san antonio, composition roof contractor san antonio, composition roofing contractor san antonio, sheet metal roof san antonio, sheet metal roofing san antonio, shee metal roofer, sheet metal repair san antonio, sheet metal roof replacement, roof replacement san antonio, tile roof replacement san antonio, tile roof repair san antonio, shingle roof repair san antonio, shingle roofing repair san antonio, shingle roof san antonio, mangold roofing, www.mangoldroofing.com, best roofing company in texas, best roofing company san antonio, best roof company in san antonio, commercial roof replacement san antonio, commercial roofing san antonio, commercial roof contractor san antonio, commercial roofing contractor san antonio, commercial contractor san antonio |
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Selecting
And Working With A Roofing Contractor
