A New Jersey reroof with skylights, multiple roof levels, and both low- and high-pitch areas became a costly redo. The installed skylights were low-profile commercial-grade units rather than the taller skylights said to be required there, and shingles were installed on a low-slope section instead of rolled roofing.
The original job cost about $13,000. Correcting it was estimated at about the same amount, and another company was ultimately paid $12,000 for the work. For a reroof with these details, the useful bid comparison is not a generic list of services. It is whether each roofer can explain three specific decisions before work begins.
The three answers to get from every roofer
- What is the biggest problem area on this roof, and how will you handle it? Ask each bidder to point to the area they consider most challenging and describe their solution. On a roof with mixed pitches, the low-slope area, a skylight, or the meeting point between roof sections may deserve the most attention.
- What will go on the low-slope section? Get the proposed material in writing. In the New Jersey job, shingles were installed where rolled roofing was expected. One approach described for a mixed-pitch roof was rolled roofing on the low-slope area and shingles on the pitched area.
- What skylight profile are you proposing? Ask the roofer to identify the planned skylight detail rather than simply writing “replace skylights.” The New Jersey project was said to need four-inch-high skylights rather than approximately two-inch low-profile units because of local requirements related to northern snow loads. Verify the requirements for your own location.
Put those three answers into the scope
Use the answers to compare proposals side by side. A lower price is not directly comparable to another bid if one roofer has not addressed the low-slope material or has left the skylight detail undefined.
- Ask the roofer to name the material planned for the low-slope section.
- Ask whether the skylights will be replaced and what profile is proposed.
- Ask for the plan for the roof area the roofer identified as most problematic.
- Ask whether the company has handled a similar skylight or low-slope detail. If a specialized portion will be handled by another qualified professional, have that responsibility identified.
- Read warranty language closely. A 50-year manufacturer warranty discussed in this situation was for product defects, not necessarily leaks caused by installation.
Why a correction can cost almost as much as the first job
Once the wrong materials or details are installed, the affected roof plane may need to be removed and rebuilt to make the correction. A replacement company also takes responsibility for the corrected work. That helps explain why the redo in the New Jersey example was estimated near the cost of the original reroof.
The original contractor did not have the funds to complete the correction. The lesson is not that every contractor will make the same mistake; it is that expensive errors require both knowledge of the specific roof detail and the ability to resolve the error if it occurs.
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Source: Morning Brew with the Homeowners
FAQ
What should I ask about a low-slope roof section in a reroof bid?
Ask what material the roofer plans to install on that section and have it written into the scope. In the New Jersey example, shingles were installed on a low-slope area where rolled roofing was expected.
Why does skylight profile matter on a reroof?
The New Jersey project involved low-profile skylights that were said not to meet local code requirements. The discussion connected the taller skylight requirement there with northern snow-load conditions. Verify the required detail for your own location.
What is the most useful question to ask each roofing bidder?
Ask which area of your roof is most likely to cause problems and how the roofer will handle it. Comparing those answers can reveal whether bidders have recognized the same difficult details.
Why can a roof correction cost close to the original reroof?
The affected roof plane may need to be removed and rebuilt, even though roofing has already been installed. A replacement contractor also assumes responsibility for the corrected work. In the example, the original job was about $13,000 and the correction was estimated at about the same cost.
Does a long manufacturer warranty cover installation leaks?
Not necessarily. The warranty discussed was a manufacturer warranty for product defects, not necessarily leaks caused by installation. Read the warranty and contract language to understand what each covers.
