Choosing a Roof Replacement Company: Expert Tips from a 20-Year Roofing Contractor
My name is James, and I have worked in roofing for over twenty years. I have installed or replaced more than three thousand roofs across Texas. I hold certifications from GAF, Owens Corning, and CertainTeed. I am also a licensed contractor in multiple states. This article shares my real experience from working on homes just like yours. I want to help you make a smart choice for your biggest home investment.
This article exists to solve a real problem. Homeowners often feel confused and stressed when choosing a roofing company. They worry about getting a fair price and quality work. They fear being scammed or getting a bad roof. I will answer your biggest questions with clear, honest advice. You will learn how to find a trustworthy company and avoid common mistakes.
The information here comes from my hands-on work. It combines knowledge from thousands of customer projects. I also reference official manufacturer specifications and local building codes. My recommendations are based on what actually works on real homes. I will show you the methodology behind a good roof replacement. This is not just theory; it is proven field experience.
Why Your Choice of Roofing Company Matters More Than You Think
A roof replacement is a major investment. It protects your family and your belongings. A poor installation can lead to leaks, damage, and high repair costs. The right company ensures your roof lasts for decades. They follow proper techniques and use quality materials. Your choice affects your home's safety, value, and energy efficiency.
The Real Cost of a Cheap Roofing Job
I have seen many homeowners choose the lowest bid. This often leads to problems. Cheap jobs may use inferior materials or skip important steps. They might not install proper ventilation or flashing. This can cause ice dams, mold, and premature failure. Repairs for a bad roof can cost more than the original job. Always consider value over the lowest price.
How a Quality Roof Adds Value to Your Home
A professionally installed roof is a strong selling point. It gives potential buyers confidence. It also improves your home's curb appeal. According to the Remodeling 2024 Cost vs. Value Report, a new roof has a high return on investment. A good roof also helps with energy savings. Proper insulation and reflective materials lower utility bills.
What to Look for in a Roof Replacement Company: The Contractor's Checklist
Do not just pick a name from an online ad. You need to vet companies carefully. Look for signs of professionalism and stability. A reputable company will be happy to provide proof of their qualifications. They should answer all your questions patiently and clearly.
Essential Credentials and Certifications
Always verify a company's credentials. They must have a valid state contractor's license. Ask for their license number and check it online. They should carry both liability insurance and workers' compensation insurance. This protects you if an accident happens on your property. Manufacturer certifications are also crucial.
Certifications from companies like GAF or Owens Corning mean the installers are trained. These manufacturers have strict standards. Certified contractors often offer better warranties. For example, a GAF Master Elite contractor can offer their Golden Pledge warranty. This is a strong sign of quality.
Checking References and Past Work
A good company will have a portfolio of completed projects. Ask to see photos of recent roof replacements. Better yet, ask for addresses of homes they worked on in the last year. Drive by and look at the roof from the street. Look for straight lines and neat details. You can also ask the company for customer references.
Call at least two or three past customers. Ask specific questions. Was the crew clean and respectful? Did they finish on time and on budget? Were there any issues after completion? How was the communication? Online reviews on Google or the Better Business Bureau are helpful too. Look for patterns in the feedback.
Understanding the Roof Replacement Process: A Step-by-Step Guide
Knowing what to expect reduces anxiety. A full roof replacement typically takes two to four days. The timeline depends on the roof size, complexity, and weather. A professional company will manage the entire process smoothly. They will keep you informed at every stage.
Day 1: Preparation and Tear-Off
The crew will arrive early. They will lay tarps to protect your landscaping and driveway. They will set up safety equipment and a dump trailer. Then, they begin the tear-off. They remove all the old shingles and underlayment down to the decking. This is a noisy and messy day. The crew will inspect the wood decking for rot or damage.
Any damaged wood must be replaced. This is a critical step for a solid roof. The crew will nail down any loose decking. They will also install drip edge along the eaves. This metal strip directs water away from your fascia board. Proper preparation prevents future problems.
Day 2: Installation of Underlayment and Flashing
Once the deck is clean and solid, they install the underlayment. This is a water-resistant barrier. It provides a second layer of protection under the shingles. In cold climates, an ice and water shield is added along the eaves. This prevents ice dam damage. Flashing is installed around roof penetrations.
Flashing is metal or rubber used to seal joints. Key areas are chimneys, skylights, vent pipes, and walls. Proper flashing is the number one defense against leaks. The crew will also install starter shingles along the eaves. These provide a secure base for the first course of shingles.
Day 3-4: Shingle Installation and Cleanup
The main shingle installation begins. The crew works from the bottom edge up. They stagger the shingles to create a water-shedding pattern. They use the correct number of nails per shingle as specified by the manufacturer. They cut and fit shingles carefully around vents and ridges. The ridge cap is installed last.
Finally, the crew does a thorough cleanup. They use magnetic rollers to pick up nails. They remove all debris from your property. The foreman will do a final inspection with you. They will walk you around the perimeter and point out key features. They should explain your warranty and maintenance tips.
Comparing Roofing Materials: What Your Contractor Really Thinks
The material choice affects cost, appearance, and longevity. Asphalt shingles are the most common. They are cost-effective and come in many styles. Architectural shingles are thicker and last longer than 3-tab shingles. They also look more dimensional, like wood or slate.
Asphalt Shingles: The Popular Choice
Modern asphalt shingles are very durable. High-quality architectural shingles can last 30 to 50 years. They have algae-resistant granules to prevent black streaks. They also come with strong wind warranties, often up to 130 mph. Brands like Malarkey use innovative rubberized asphalt for impact resistance. This is great for hail-prone areas.
Metal Roofing: Longevity and Efficiency
Metal roofs are gaining popularity. They can last 40 to 70 years. They are excellent for shedding snow and resisting fire. Metal roofs are also highly energy-efficient. They reflect solar heat, which can lower cooling costs. The initial cost is higher than asphalt, but the lifespan is much longer. Installation requires specialized skills.
Other Material Options
Tile, slate, and wood shakes are premium options. They are beautiful and extremely durable. However, they are very heavy and expensive. Your home's structure must be able to support the weight. Installation is complex and should only be done by specialists. Synthetic slate or shake offers a lighter-weight alternative with a similar look.
Navigating Costs and Getting Accurate Estimates
Roof replacement costs vary widely. The national average is between $8,000 and $20,000. In Texas, prices depend on your roof's square footage, pitch, and material. A steep or complex roof costs more. Always get at least three detailed written estimates. Do not accept a quote over the phone without an inspection.
What Should Be in a Detailed Estimate?
A professional estimate is not just a total price. It is a detailed scope of work. It should list the specific shingle brand, style, and color. It should specify the underlayment type and thickness. It must include all necessary flashing materials. The estimate should note any decking repair that might be needed.
It should list the project timeline and payment schedule. It must include warranty information for both labor and materials. The company's license and insurance details should be on the estimate. Avoid any company that asks for full payment upfront. A normal schedule is a deposit to schedule, progress payment, and final payment upon completion.
Real Project Cost Examples
Let me share two real project examples from last year. A 2,000 square foot home with a simple gable roof needed new asphalt shingles. We used GAF Timberline HDZ shingles. The total cost was $12,500. This included synthetic underlayment, new drip edge, and pipe flashing. Another home was 3,500 square feet with a hip roof and multiple valleys. We used a premium Owens Corning Duration shingle. The cost was $22,000 due to the complexity and higher-grade material.
Working with Insurance Companies for Storm Damage Claims
Many roof replacements are due to storm or hail damage. Dealing with insurance can be confusing. A reputable roofing company can help guide you. They should offer to do a free inspection after a storm. They can document the damage with photos and measurements.
The Insurance Claim Process
First, contact your insurance company to file a claim. They will send an adjuster to inspect the damage. It is very helpful to have your roofing contractor present during the adjuster's visit. The contractor can point out damage the adjuster might miss. The adjuster will write an estimate for the repair cost.
This insurance estimate is often lower than what a contractor will charge. This is normal. The contractor can then provide a detailed estimate to match the insurance scope. They can communicate directly with the adjuster to get a fair settlement. Do not sign any contract that gives the company the right to your insurance funds. You should always control the payment.
Understanding Depreciation and Recoverable Cash Value
If your roof is older, the insurance payout may include depreciation. They pay the actual cash value first. After the work is complete, they release the recoverable depreciation. Your contractor should understand this process. They should be willing to wait for the second insurance check. The Insurance Information Institute has good resources on this topic.
Critical Questions to Ask Before You Sign a Contract
This is your final safety check. Sit down with the sales representative or owner. Go through this list of questions. Their answers will tell you a lot about their business practices.
- Can I see copies of your license and certificates of insurance?
- Will you handle the necessary building permits? (They should.)
- Who will be the foreman on my job? Can I meet them?
- What is your process for protecting my property and cleaning up?
- Do you use subcontractors, or are your crews employees?
- What is your warranty for labor? What does it cover?
- What is the manufacturer's warranty on the materials?
- What is your payment schedule?
- What happens if there is unexpected damage found during tear-off?
- How do you handle communication during the project?
Frequently Asked Questions from Homeowners
How long does a roof replacement take?
A standard asphalt shingle roof on an average-sized home takes two to four days. The first day is for tear-off and deck prep. The second and third days are for underlayment and shingle installation. Complex roofs or bad weather can extend this timeline. A good company will give you a realistic schedule upfront.
Will you need to replace the plywood on my roof?
Not necessarily. We only replace decking that is rotten, soft, or damaged. We inspect every square foot during the tear-off. Typically, 10-20% of the decking might need replacement. This is an extra cost, but it is essential for a solid roof. We will always discuss any additional repairs and costs with you before proceeding.
What is the best time of year to replace a roof?
Spring and fall are ideal in most climates. The temperatures are mild, which is better for the shingles and the installers. However, a roof can be replaced any time of year if needed. We work year-round, taking proper precautions in extreme heat or cold. Do not delay a necessary replacement because of the season.
How noisy and disruptive is the process?
It is quite noisy, especially during the tear-off phase. There will be hammering and the sound of debris falling into the dump trailer. The crew starts early, usually around 7 AM. The house will vibrate slightly. It is a good idea to plan to be away from home during the loudest parts of the day. The disruption is temporary for a long-term gain.
How do I maintain my new roof?
Maintenance is simple. Keep your gutters clean to ensure proper drainage. Trim back tree branches that touch or overhang the roof. After severe storms, do a visual inspection from the ground for missing or damaged shingles. Have a professional inspection every 3-5 years. Do not pressure wash your roof, as it can damage the shingle granules.
What happens if it rains during the replacement?
Professional crews watch the weather closely. We will only tear off what we can cover by the end of the day. We use tarps to cover any exposed decking overnight if rain is possible. We never leave a roof open to the elements. Your home's interior will remain protected throughout the job.
Are there financing options available?
Many reputable roofing companies offer financing. This allows you to pay for the roof over time. Options may include low-interest loans or payment plans. Some work with third-party lenders like GreenSky. Always ask about the terms, interest rate, and any fees. Compare it to other financing you might secure independently.
Conclusion: Your Path to a Successful Roof Replacement
Choosing the right roof replacement company is a big decision. It requires research and careful thought. Do not rush the process. Use the checklist and questions in this guide. Look for experience, credentials, and clear communication. Remember, the cheapest option is rarely the best value. You are investing in your home's protection for the next generation.
Your next step is to schedule inspections with two or three highly-rated local companies. Ask for their detailed estimates and compare them line by line. Check their references and view their past work. Trust your instincts about who you feel most comfortable with. A good contractor will be a partner, not just a vendor. They will ensure you have a beautiful, durable roof that gives you peace of mind for years to come.