Full Roof Replacement

Understanding Your Roof Replacement Estimate

So you need a new roof? And maybe you've asked three (or more) contractors to give you estimates? However, you work in marketing, advertising, sales, etc. and be honest.... you literally don't know jack shit about construction (especially roofing). haha. How do you know which is right for you? It is important to understand exactly what the contractor is proposing when making a decision on your roof replacement. There are usually several roofing products and roofing services included on most roof replacement estimates.

Shingles

The primary item on a roof replacement estimate is the actual roofing material. The estimate will list the manufacturer and type of shingles the contractor intends to use. It will also show the style of shingle. Architectural or dimensional shingles are the most popular. They create more interest and often mimic the look of other roofing materials such as slate or tile. It may include color choice or options if design was part of the initial discussion. The estimate will also indicate the length of the manufacturer's warranty for that type.

Flashing

If your roof has chimneys, dormers, and walls, then you will see flashing on your estimate. Flashing prevents water from seeping behind and under shingles, causing water damage to the structure. Flashing is usually thin sheets of aluminum or galvanized steel. Many professional roofers will fashion their own from sheet metal. Flashing is installed over joints in the roof & wall construction. Possible areas are valleys, chimneys, dormers, windows, pipes, skylights, porches, decks and edges. New flashing is often installed with a new roof. If flashing deteriorates or comes loose it can cause severe damage to your home. It is important to make sure it is installed properly to avoid unnecessary damage.

Underlayment

One item that should be included on every roof replacement estimate is underlayment. Underlayment is a layer of protective material between the roof deck or plywood and the shingles. Often called felt paper, it is the first layer of waterproofing for your roof. Manufacturers reinforce the underlayment with fiberglass to strengthen and resist tearing, make installation easier and improve its waterproofing effectiveness. Manufacturers are constantly developing new underlayment technology. Newer synthetic underlayment further increases the effectiveness, ease & safety to install and increases longevity. Some manufacturers have developed organic and green underlayment products. It is usually recommended to use underlayment from the same manufacturer as your shingles as they are designed to work together. It may be required for a valid warranty. A contractor will choose the best type of underlayment for your roof replacement based on the type of roof and climate in which you live. If you have any questions regarding their choice, they are the best resource for your specific project.

Drip Edge

Drip edge is another important and sometimes overlooked part of a roofing or re-roofing job. Even though manufacturers recommend it, and some require it for a valid warranty, some contractors do not include drip edge on their estimates. Drip edge is metal strips applied along gutter lines, eaves and some rakes. It stops water from getting under the shingles and damaging the deck plywood and protects fascia. Properly applied drip edge will lengthen the life of the roof and further protect the home from water damage. Drip edge is not expensive to include in a roof replacement project and the benefits greatly out way the cost.

Ice & Water Shield

The purpose of a roof is to protect the home from the elements; wind, rain, ice, etc. In most climates, ice and/or water are a concern you can't ignore. Ice and water protection should be discussed for almost every residential roofing project and will likely appear on your estimate. Ice and water barriers allow proper water flow preventing damage caused by high wind and rain storms and ice build-up known as ice dams. It strongly adheres to the plywood roof deck providing a second line of defense to the underlayment. The barrier is applied to the most vulnerable parts of the roof. Depending on the type of roof this could be the valleys, eaves and rakes, or the entire deck surface. Contractors may also suggest applying it around chimneys and other areas where leaks are likely to occur.

Roofing Valleys

A valley is the angle formed by the intersection of two sloping roof planes to provide water runoff. Because of the amount of water passing through that area of a roof, it is important to consider how the area will be protected when replacing an asphalt shingle roof. There are different methods for shingling the area with dimensional asphalt roofing material. Closed cut valleys are most popular aesthetically. In a closed cut valley application, shingles from one side of the valley extend across the valley while shingles from the other side are trimmed back a few inches from the valley centerline. Any flashing is not exposed. When using the open cut valley roofing method the flashing is visible. Open cut valleys may be used to create visual interest or enhance features on some design styles. Some contractors will use ice and water shield under the shingles, others will choose to install metal flashing. Further, some contractors will install both for extra protection. A professional roofing contractor will consider many factors and make a recommendation as to the best method and style for the specific project. A detailed estimate will include these recommendations.

Ridge Vents

All roofs need to be vented to allow moisture to escape and prevent damage to the roof and the entire home. There are several types of roof ventilation systems. The most popular are ridge vents. They are installed along the ridge or peak of the roof and allow hot air to escape and draw cool air in the soffit vents. A detailed roof replacement estimate will include which type and style of vent is going to be installed. Ridge vents come in several styles to match the home, shingle design, and homeowner's preference as to how much they stand out or blend in with the rest of the new roof.

Chimney Cricket

If the home has a chimney, a professional roofing contractor may recommend installing a cricket if there isn't one already. A cricket is a peaked construction at the back of a chimney to help prevent snow and ice build-up and to deflect water around the chimney.

Pipes & Fans

Pipes and fans on the roof should be addressed in the estimate. These are vents that allow air to escape the home from the attic, bathroom, or other household needs. A contractor will indicate how they will treat these during the project. Will they keep the same ones, replace with new pipes or recommend a different type of ventilation or fan.

Gutters & Downspouts

When replacing a roof, it is a good time to consider replacing gutters as well. Either on your request or their recommendation, an option for gutter replacement may appear on the estimate. It may specify the length in feet, type of material, the type of construction (seamless, sectional), the size or width in inches and the size of the downspouts that will be used. Gutter estimates may include leaf protection, which is a covering that allows water to flow and keeps leaves and other debris from causing clogs in the gutter and downspouts.

Soffit & Fascia

Often replacing soffit and fascia will be recommended. Fascia - Connects the roof to the soffit, where gutters are attached. Soffit - Covers the underside of the roof overhang. Both of these play a large part in protecting the structure of the home.

Decking Repairs

Under all the underlayment, ice & water shield and shingle material is the decking. This is the wood that makes the solid structure of the rooftop. During a roof replacement project, it may be discovered that some of this decking has been damaged and needs to be replaced. A roofing contractor may indicate this expense in different ways. If they see obvious damage they will note that in the estimate and the type of material that will be used. This could be plywood, OSB, radiant barrier or other coverings. However, sometimes this damage is hidden until the replacement project has begun. Some contractors will also include the additional costs that may be incurred if a problem is found.

Roofing Warranties - Labor & Materials

Most roof replacement estimates will mention warranties and guarantees with limitations and for a specific number of years. Manufacturers' warranties usually offer coverage when there is a defect in the roofing material that causes leaks under normal conditions. A manufacturer's coverage will typically cover the cost of replacing the materials, not the labor to do so. They also do not cover replacing the entire roof, just repairing or replacing the defective areas. Manufacturers' warranties often exclude damage due to pre-existing conditions of the roof. If the shingles were installed improperly or the roof structure and gutter design was faulty, coverage may be denied. Many warranties are prorated, meaning the longer the roof is on your home the less coverage you have. Manufacturers may recognize quality professionals that they trust. These roofing contractors may be able to offer additional or extended manufacturers' warranties. Be sure to understand the coverage and limitations of a manufacturer's warranty before using it to make your roofing decisions.