This comprehensive guide will navigate you through the complexities, assisting you in selecting a competent, trustworthy professional to restore your home’s structural integrity and curb appeal.<\/p>\n\n\n\n\n\n
![\"homelight](\"https:\/\/www.homelight.com\/blog\/wp-content\/themes\/ccprototypev5\/images\/logo-small-cta.png\"){kind=logo}
\n <\/div>\n \n A quick (and free) way to check your home value<\/h3>\n
Get a preliminary home value estimate in as little as two minutes. Our tool uses information from multiple sources to give you a range of value based on current market trends.<\/p>\n \n
To get insider tips on how to hire a reliable roofer, we spoke to a top real estate agent who often coordinates with roofers and the Director of the National Roofing Contractors Association, one of the most respected trade associations in the country going back to 1886.<\/p>\n
Here’s what they had to say about how to find a reliable roofer when it’s time to replace or repair your roof.<\/p>\n
When to get a roof replacement<\/h2>\n
Knowing when to replace your roof isn’t always straightforward, but there are key indicators to guide your decision.<\/p>\n
Investing in a new roof before selling<\/h4>\n
Sometimes worth investing in a new roof before listing your home. This not only promises a 100% return on investment<\/a> but also serves as a key selling point for potential buyers, offering them peace of mind against a large-scale maintenance issue. \u201cIf a house has a nice roof and it\u2019s in good condition, it\u2019s a more sellable piece of property and you\u2019ll get a little bit more money for it,\u201d explains Nancy Rogers<\/a>, a top real estate agent in Lowell, Massachusetts.<\/p>\n Old roofs are often the first deal-breaker for any home buyer<\/a> since a roof with decades of wear and tear is easy to spot. Rogers explains that \u201cmany first-time buyers will have to take an FHA or VA loan, which won\u2019t lend on a house that needs a new roof. The roof has to have a couple years life expectancy left.\u201d<\/p>\n If your roof’s age or condition raises red flags during the inspection, options such as reducing your asking price, offering repair credit to the buyer<\/a>, or fixing the roof before closing are viable strategies. \u201cI could look at a roof and 99.9% of the time I can tell you about how old it is,” says Rogers. “If it\u2019s in question, then I call my roofer and have him go look at it.\u201d However, Rogers advises most sellers to wait for an offer from a buyer and negotiate pricing with the roof in mind.<\/p>\n Beyond the realm of real estate, other critical situations necessitate roof replacement. One such scenario involves structural damage, often caused by severe weather events, aging, or neglect. Signs of structural damage might include sagging rooflines, significant water damage inside the house, or visible light streaks from the attic. If any of these issues arise, immediate action is required to prevent further costly damage or even catastrophic failure.<\/p>\n Lastly, when navigating an insurance claim, the process becomes slightly more complex but can also be a good opportunity to update your roof. Insurance companies will often cover the cost of roof replacement following incidents like storms or fires, providing the damage wasn’t due to neglect or regular wear and tear. An experienced roofer can assess the situation, provide an estimate, and often assist you in dealing with your insurance company, making the process smoother and less stressful.<\/p>\n Roof repair and installation is not a DIY job, so you\u2019ll need to find a reliable contractor to perform the job.<\/p>\n Every roof has its own personality\u2014asphalt shingles or steel shingles, one story with two chimneys or two stories with one chimney.<\/p>\n Without an idea of your roof\u2019s basic materials, structure, and condition, it\u2019s hard to talk to a roofer about what needs to be repaired or replaced. This is where your own research comes in. Once you know your roof specs, you can better predict how long it will take to get it fixed.<\/p>\n Maciek Rupar<\/a>, Technical Services Director of the National Roofing Contractors Association<\/a>, advises homeowners to schedule roof inspections twice a year\u2014once in the fall to address any necessary repairs before winter comes, and once in the spring to check for damages after the harsh cold season takes its toll.<\/p>\n Meanwhile, take note of your roof specs\u2014what kind of shingles does your roof have, and what is the current condition of your roof?<\/p>\n \u201cWe emphasize it\u2019s always a good idea to get the scope of your roof repair,\u201d advises Rupar.<\/p>\n If you don\u2019t know the details of your roof\u2019s condition and materials, schedule an inspection through your real estate agent or local roofing company for a general check-up. This saves you time and helps you find out how much of your roof needs repairing or replacing.<\/p>\n\n\n\n\n\n Tell us a little bit about your property and get a preliminary estimate of value in as little as two minutes.<\/p>\n \n \u201cIt\u2019s not easy to put a time frame on roofing,\u201d says Rupar. \u201cIt\u2019s best to provide as much time as possible.\u201d<\/p>\n Rupar advises that you speak with multiple roofing contractors to shop around. Each one will tell you approximately how long it will take them to complete the job. They\u2019ll consider the material of your shingles, the extent of your repairs, weather forecasts, and most importantly, the company\u2019s current schedule.<\/p>\n Quite simply, your timeline needs to match up with the contractor\u2019s and the only way to find a good match is to speak with more than one roofer.<\/p>\n You can\u2019t repair a quarter of your roof if the entire piece is rotting, and you can\u2019t arrange for a new roof when a snowstorm is about to hit your city. The one variable you can control is finding a roofer who meshes with your schedule.<\/p>\n Your \u201cin\u201d with roofers starts with your real estate agent, who can refer you to their network of reliable contractors.<\/p>\n \u201cYou don\u2019t know how many houses I\u2019ve sold in my lifetime; I have a slew of people that I use repeatedly. They\u2019re honest, fair, and they give good prices,\u201d says Rogers. \u201cMine are dependable \u2014they know they have to be because they get a lot of repeat business from me.\u201d<\/p>\n Real estate agents like Rogers have been in the business long enough to build up a rolodex of connections and relationships with professionals in your area\u2014roofing contractors included.<\/p>\n Tap into their wealth of local knowledge and cross \u201cfinding a few good roofers\u201d off your to-do list with one conversation.<\/p>\n Another great way to find a qualified roofer is through your friendly neighbors!<\/p>\n Nextdoor<\/a> is a neighborhood social networking platform, on which your community members can comment and post their reviews of local companies and services.<\/p>\n To start your research, first you\u2019ll need to set up a Nextdoor<\/a> account if you haven\u2019t already (it\u2019s free).<\/p>\n Once you have an account, you can use Nextdoor in two different ways to find a roofer:<\/p>\n This feature is kind of like a Facebook post, but for a neighborhood or home-related topics.<\/p>\n Nextdoor comments are from actual community members who are previous roofing contractor clients, so you can trust their opinion.<\/p>\n Soon you\u2019ll likely see suggestions pouring in from your fellow neighbors about their favorite roofing companies. You can reply to their comments, then pick and choose who to search, which narrows down the vast amount of options.<\/p>\n Use Nextdoor\u2019s search engine to find roofing companies in your area that your neighbors have reviewed. Search \u201croofers\u201d or “roofing companies” under the Businesses tab and sort by “Most recommended.”<\/p>\n Click on some of the top options and read candid reviews from your neighbors.<\/p>\n Let\u2019s say your real estate agent did give you referrals, but those contractors are stacked with appointments and unable to fix the roof on your timeline. You might want to turn to your own online research for a roofer. Here are four sites that can help get your search started:<\/p>\n We still recommend double-checking with your real estate agent for their best roofers, as it\u2019s one less step in your home selling process that you have to worry about.<\/p>\n\n\n\n\n\n Tell us a little bit about your property and get a preliminary estimate of value in as little as two minutes.<\/p>\n \n Once you\u2019ve narrowed down a list of roofers, either from your real estate agent or your own online search, you’ll want to interview your candidates.<\/p>\n Your objective is to find a roofer who can carry out an airtight, up-to-code renovation without taking up too much of your time.<\/p>\n Treat these phone calls as interview screenings that will help you get to know the contractors\u2019 work ethic and figure out who\u2019s the right person for the job.<\/p>\n Basic questions like these parse out whether companies are legitimate, experienced, and trustworthy. You don\u2019t want to hire a contractor only to find out on the day of renovation that they don\u2019t have workers insurance and operate out of a van.<\/p>\n In addition to the questions above, one that will weed out good roofers from the not so good ones is: \u201cShould I get a roof layover?\u201d<\/p>\n According to Roofhub, a 5-star rated roofing company based in Boston, MA, a roofer who responds with a \u201cYes\u201d is only out there to make some cash without caring about the future of your home.<\/p>\n A roof layover involves contractors nailing new shingle over your old ones instead of replacing them.<\/p>\n This method encourages moss growth, leakage, and essentially adds hundreds of extra pounds to your already decaying roof. An ethical roofer would respond \u201cNo\u201d and recommend to strip the old layers for a new installation.<\/p>\n Another way to vet your roofer candidates? Strike up a conversation with their past clients.<\/p>\n Your roofers should have a list of references for you to contact.<\/p>\n Focus on the time it took for the contractors to complete the projects \u2014 did the roofers start construction on the date they promised, and did they finish up in a timely fashion?<\/p>\n When previous clients speak to you about their experiences, they can clear up questions or concerns with the company that you can\u2019t find online. You can even ask them for pictures of their roof replacement or renovation.<\/p>\n Many states require roofers to have proper licensing issued by the state\u2019s licensing board.<\/p>\n Check if your state has any of these regulations<\/a>, which helps you choose the best roofer based on your location.<\/p>\n The state of California requests roofing contractors to have such licensing \u2014 so, if you\u2019re a resident of California and one of your contractors isn\u2019t licensed, cross them out and move on to the next on your list.<\/p>\n A simple search online can show whether their license is active or expired. California\u2019s Department of Consumer Affairs State License Board, for example, provides a license lookup for contractor\u2019s instate<\/a>.<\/p>\n If you want to avoid any legal issues with your contractor, double and triple check that your contractor has insurance for their entire team.<\/p>\n Ask to see a physical copy of the company\u2019s insurance certificate for validation so that you\u2019re covered if a team member is injured while working on your home.<\/p>\n Unlike a roofing estimate, a roofing proposal is a detailed letter that documents more than just the costs of a job.<\/p>\n This helps to make sure that expectations are met on both sides and that the contractor knows exactly what you\u2019ll look for. \u201cThe more detail spelled out in the agreement, the better for homeowners and the contractor,\u201d Rupar says.<\/p>\n Here is an example what your roofing proposal should look like:<\/p>\n But be aware: a proposal isn\u2019t a contract just yet! It\u2019s only a personalized letter that helps you decide among multiple contractors while offering estimates and recommendations.<\/p>\n A proposal turns into a contract<\/a> when it confirms pricing and becomes legally binding with a signature.<\/p>\n Remodeling or constructing a home typically requires a building permit, which is issued by the state government and grants building permission.<\/p>\n Inspectors then follow-up on your permit issuance to see that construction goes as planned.<\/p>\n Most smaller repairs don\u2019t require a permit, but for a larger project like reroofing, check with your city or county planning and building department to find out if your roof construction needs a permit.<\/p>\n Make sure your contractor pulls the permit as they are responsible for your roof and more familiar with the government process. If you, as the homeowner, pull the permit, then you will be considered the contractor of the project, so don\u2019t do that unless you\u2019re confident in your own roofing skills.<\/p>\n Without a permit, your city government can stop your construction<\/a> or force you to tear down your work at any time until you pull the necessary documents.<\/p>\n You are also subject to additional permit fines that are double or even triple the original fee.<\/p>\n Every city and county has different permit rules\u2014since March 2018, New Jersey no longer requires permits for roofing<\/a>, whereas North Carolina requests that all building and repairs have a permit<\/a>, for example.<\/p>\n So, talk to your real estate agent and roofer, who will both know the state requirements for permits and pull the right ones.<\/p>\n Weather can severely damage the state of your roof and halt further construction.<\/p>\n Unfortunately, there aren\u2019t any Instagram filters that you can swipe on or off to make the rain or hail go away.<\/p>\n But, you should still set boundaries on the time it takes to repair your roof. Luckily, you have some control over dates set out in your contract.<\/p>\n Without a set time frame, the start and end of construction can go on for weeks. The slower the repairs, the longer it is to close the deal with a home buyer. Time is of the essence and you can\u2019t put a home on the market if you have half a roof!<\/p>\n So, in addition to your agreed upon price, warranty, and whatever you discussed on your proposal, be sure to put in your roofing contract a \u201cno-later-than\u201d start date.<\/p>\n If the roofer doesn\u2019t start on time, you can void the contract without aimlessly waiting for them to show up.<\/p>\n New roofs are pricey and difficult to install but in the end, you\u2019ll find all the hassles and expenses to be well worth it<\/a> if the job\u2019s done right.<\/p>\n Home buyers want a roof that they won\u2019t have to repair or worry about for the next two decades, so if you can offer them that luxury, you\u2019ll stand out in a competitive market.<\/p>\n Moreover, a new roof can speed up the home inspection process when you are in the middle of tense negotiations with a buyer.<\/p>\nMaking roof updates due to issues raised during inspection<\/h4>\n
Dealing with structural damage<\/h4>\n
Navigating insurance claims<\/h4>\n
Summary: Consider re-roofing in the event that:<\/h4>\n
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Do your homework to fully understand your roofing needs<\/h2>\n
Tip 1: Know your roof specs.<\/h3>\n
\n <\/div>\n \n What's your home worth today?<\/h3>\n
Tip 2: Set a realistic time frame for getting the job done\u2014and prepare to be flexible.<\/h3>\n
Select your roofer candidates<\/h2>\n
Tip 3: Ask your real estate agent for a roofer referral before you look online.<\/h3>\n
Tip 4: Your neighbors offer roofer referrals on Nextdoor \u2014 hit up your block for recommendations.<\/h3>\n
Post a callout asking for referrals<\/h4>\n
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<\/a><\/p>\nSearch for roofing businesses with positive reviews from your neighbors<\/h4>\n
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<\/a><\/p>\nTip 5: Check out these sites for a roofer referral if you’ve exhausted your referral options.<\/h3>\n
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\n <\/div>\n \n What's your home worth today?<\/h3>\n
Vet your roofer candidates<\/h2>\n
Tip 6. Prepare a list of questions to test your candidates<\/h3>\n
Here, we\u2019ve listed 10 general questions to ask every company you call:<\/h4>\n
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Then, ask other questions<\/a> more specific to materials, warranty, and time:<\/h4>\n
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Tip 7: Ask your roofer this zinger of a\u00a0question to test their legitimacy.<\/h3>\n
Tip 8: Find out if your roofer\u2019s past clients were happy with their work.<\/h3>\n
When you have them on the phone, ask these 4 questions:<\/h4>\n
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Tip 9: Check your roofer’s licensing, insurance, and credentials online<\/h3>\n
Don\u2019t forget these final contract details<\/h2>\n
Tip 10: Get a full-blown proposal (not just an estimate) from your roofer<\/h3>\n
In any roofing proposal, look out for the following items:<\/h4>\n
\n
\nAre the contractors repairing the roof or completely reroofing? What is the current condition of the roof and size of the repair?<\/li>\n
\nThe proposal should name the style of the shingles, grade of the material, and their prices.<\/li>\n
\nWhat\u2019s the construction schedule, start date, and end date?<\/li>\n
\nRoofing jobs are messy work, so make sure your contractor has a plan to clean up loose nails, shingles, materials, and other trash.<\/li>\n
\nThe roofer should disclose their insurance so that if anything were to happen on your property, you would not be liable for their injuries. Warranties should also explain what\u2019s covered.<\/li>\n<\/ul>\n\n
![\"roofer](\"https:\/\/www.homelight.com\/blog\/wp-content\/uploads\/2018\/10\/roofer-near-me.jpg\")
<\/a><\/dt>\nTip 11: Make sure your roofer pulls a permit<\/h3>\n
Tip 12: Set a \u2018no-later-than date\u2019 to put boundaries on your contract<\/h3>\n
Find the best roofer for a great outcome<\/h2>\n