Roofing Projects: What to Expect, What to Ask, and What to Watch Out For

A new roof is one of the biggest single bills most homeowners ever face. It usually runs $8,000 to $25,000. The price depends on the size of the roof, how steep it is, and what you cover it with.

It is also one of the easiest places to get cheated. So let us walk through it together, plain and simple.

Understanding Your Roofing Options

Asphalt Shingles. These are the flat overlapping pieces most homes in the US already have. There are three kinds.

• 3-tab shingles are the cheapest. They last 15 to 25 years.
• Architectural shingles, also called dimensional shingles, are the normal step up. They last 25 to 30 years.
• Designer shingles are the top of the line. They last 30 to 50 years. They cost a lot more, but they hold up better and look better.

Metal Roofing. This is the standing seam kind, where long metal panels run up the roof with raised seams between them. It costs 2 to 3 times more than architectural asphalt shingles up front. But it can last 50 years or more, so it can cost less over the life of the home. It is getting popular in places with hail, high wind, or wildfire risk.

Tile and Slate. This is concrete tile, clay tile, and natural slate. These are the premium options. They can last 50 to 100 years. They are heavy, so your home has to be built strong enough to hold the weight. Not every roofer is trained to put them on. Make sure yours is.

What Every Roofing Bid Should Include

Here is what should be written out in the bid. If it is not on the page, ask why.

• Pulling off the old roof and hauling it away (and how many layers there are)
• A look at the wood boards under the roof, with money set aside to replace any that are bad
• The layer that goes under the shingles (felt, synthetic, or ice and water shield)
• The metal strip along the roof edge, and putting it on
• The metal pieces that seal the seams and keep water out: everywhere two roof slopes meet, plus chimneys, skylights, vents, and walls
• The shingle maker, the product line, and the warranty level
• The cap shingles along the very top of the roof
• Air flow: checking or upgrading the intake and exhaust vents
• A dumpster and full cleanup
• The permit (if your town requires one)
• How long the workmanship warranty lasts

Common Roofing Red Flags

Storm Chasers. After a big hail or wind storm, roofers will show up in your neighborhood. They travel from storm to storm, do quick work, and move on. A lot of them are honest. A lot of them are not. Watch out for the ones with no local address, no local references, and a hard push to sign right now. That pressure is a warning sign.

Roofing Over the Old Layer. In some towns, a roofer is allowed to put new shingles right on top of one old layer. It is legal, but it is the cheap way out. It traps heat. It hides problems in the wood boards under the roof. It cuts the life of your new roof short. And it costs you more later when someone has to pull it all off. If a bid does not mention pulling off the old roof, it may be hiding this shortcut. Ask.

Low Shingle Count. Roofing is sold by the "square." A roofing square is 100 square feet. If a bid has a material cost that looks too cheap, watch out. They may be counting too few squares. They may be planning to use low grade material. Or they may not be leaving enough extra for a roof with a lot of corners and cuts. Any of those means trouble down the road.

Warranty: What to Look For

There are two warranties on a roof, and they cover different things.

• The maker's material warranty covers bad shingles. It does not cover the work.
• The contractor's workmanship warranty covers leaks and mistakes in how it was put on. 2 to 10 years is normal.
• Some makers offer an extended warranty (like GAF Golden Pledge) that covers both. But you only get it if a certified installer does the job.
• Always get the warranty papers in your hand before the contractor leaves the job.

Worth knowing: Use YouSuperIntendIT to get bids from multiple vetted roofing contractors in your area, then run the bids through our Bid Analyzer to see how each one compares to market rates for your project type.