Any Roofers? Opinions plz.

[M3Stuart]

So a hail storm rolls through here last night. Breaks all my skylights. Pretty unnerving having golfball size hail bouncing around INSIDE your house.

So I get up this morning and cover the broken sky lights with tarps and order replacement 'glass' - plastic I guess.

Then, while I'm out raking up what's left of my live oak tree, here comes a stream of guys selling roofs. I'm one of the only people out at that time, so I get a pitch from them all.

So my roof is 'only' 12-14 years old. It's been hit by hail storms every year. Every year they come around and tell me they'll put on a new roof, handle everything, and I won't have to pay the deductible - they'll do it for 'net'.

Now this roof now has some obvious dents and gouges in it. I've typically avoided having it replaced because I don't want the claim history unless it is clearly damaged - as in leaking is imminent - which I can't tell right now, because it quit raining.

So my question is; should I just go ahead and get the new roof, or do you think the claim history will 'cost me' an inordinate amount in the future? Last claim was the other roof over a decade ago.

 

[smokindog]

At 12-14 years old, here in North Teas you have a museum piece It depends on the shingles used, overall condition, and your deductible versus actual out of pocket cost to replace/repair. No simple answer without information. Don't know about you but I have a 1% deductible (very common in N Texas) and for ME that ends up being about half to a third the cost of a new roof. Also read your policy thoroughly. Texas has allowed changes the past 2-5 years in terms of limiting and/or pro-rating roofs.

So a hail storm rolls through here last night. Breaks all my skylights. Pretty unnerving having golfball size hail bouncing around INSIDE your house.

So I get up this morning and cover the broken sky lights with tarps and order replacement 'glass' - plastic I guess.

Then, while I'm out raking up what's left of my live oak tree, here comes a stream of guys selling roofs. I'm one of the only people out at that time, so I get a pitch from them all.

So my roof is 'only' 12-14 years old. It's been hit by hail storms every year. Every year they come around and tell me they'll put on a new roof, handle everything, and I won't have to pay the deductible - they'll do it for 'net'.

Now this roof now has some obvious dents and gouges in it. I've typically avoided having it replaced because I don't want the claim history unless it is clearly damaged - as in leaking is imminent - which I can't tell right now, because it quit raining.

So my question is; should I just go ahead and get the new roof, or do you think the claim history will 'cost me' an inordinate amount in the future? Last claim was the other roof over a decade ago.

 

[M3Stuart]

Thanks for the 'museum piece' comment. That's pretty much what I'm thinking. It hails every year at least once and sometimes 3 or 4 times.

I have the 1% deductible - but the roofer (all of them actually) said they'd do it for 'net' - meaning the roof is 'free' to me - I don't have to pay anything. (list price minus the 1% deductible amt. = their price).

But nothing is free. Your rates go up, perhaps. Or they drop you, perhaps.

 

[Peak53]

After that much hail, I say pay the deductible and get the new roof. However, I STRONGLY suggest that these storm chasers are to be avoided at all costs. Contact a local, long standing, certified, insured, BBB approved roofing contractor. Get my drift? They will give you the same deal. This is the oldest scam in the construction game. Upgraded shingles will also give you a big break on the annual premium. State Farm gave me 25% reduction in premium last year for top of the line shingles. Do not pay an out of town company! They will burn you!

 

[Ozark Marine]

I'm curious about the approx cost of a strip re roof is. Single story, has had a second roof about 12 years ago. 2 bedrooms attached garage. Last house I owned was 1993. Ex got it. Been in a condo since.
Hope I'm not stepping on anyone's toe's asking.

 

[M3Stuart]

Good point Peak. The roofer I'd go with lives a block away from me and my neighbor, a marine and Vietnam Vet, who sent me to him, hunts elk with him. He says if he burns either one of us he will 'take care of it' I'm sure he was just kidding...I hope...

 

[M3Stuart]

Hey Ozark; you can figure it out using this calculator:

Roofing Calculator

For example, a 2500 sq ft. house would use 80 bundles at $23ish each, plus a bunch of felt and nails/staples. So figure $2000ish for materials.

An 'imported' crew, around here anyway, will run you $1000-$1500 for the day it takes to do the job. So $3500 in labor in materials.

The 'contractor' (as has been mentioned, they'll come out of the woodwork after a hail storm) will quote the insurance company, say, $7500. But wait, there's more! He'll offer to cover your deductible - so it's free to you (as I stated above in my case) - he takes $5,000 for the job and pockets a cool $1,500 for all his valuable time.

If you want to just do it for the $3500 cost, then go to home depot and buy the materials and stand out front until you see a roofer come in, tell him you're in the market, he'll go round up some pals and you're all set! Be sure to have the materials delivered to your house, don't try to haul that stuff yourself.

Oh, and be sure they'll haul away the tearoff.

OH...and clean up the nails that'll end up in your yard. Funny story; last time I tried to do it cheap they left nails all over my yard - and here's the funny part: when you step on a nail and it goes through your boot and deep into your foot, you can't just reach down there and pull it out! You have to hobble to the garage, grab some pliers and pull it out. And, you wouldn't expect this, working at that angle is a lot harder than it seems it would be - at least without jerking it from side to side...I apologize for the digression - but you have to admit it IS a funny story...

 

[Peak53]

Good point Peak. The contratctor I'd go with lives a block away from me and my neighbor, a marine and Vietnam Vet, who sent me to him, hunts elk with him. He says if he burns either one of us he will 'take care of it' I'm sure he was just kidding...I hope...

I'd take that bet

 

[Ozark Marine]

Thanks M3Stuart, I'm getting estimates next week and expecting some blood pressure spikes. Your nail tale is something that got me thinking I need to buy pliers. Thanks again and good luck getting your home repaired.

 

[alwaysoutdoors]

I was told that insurance co.'s started pro-rating roofs. If this is true then you will not get a new roof for nothing given its already so old. Hope I'm wrong for your sake though.

 

[Salty RI]

A friend of mine had that happen to him last year in Fl, his Ins paid the whole thing.

 

[alwaysoutdoors]

Hey Ozark; you can figure it out using this calculator:

Roofing Calculator

For example, a 2500 sq ft. house would use 80 bundles at $23ish each, plus a bunch of felt and nails/staples. So figure $2000ish for materials.

An 'imported' crew, around here anyway, will run you $1000-$1500 for the day it takes to do the job. So $3500 in labor in materials.

The 'contractor' (as has been mentioned, they'll come out of the woodwork after a hail storm) will quote the insurance company, say, $7500. But wait, there's more! He'll offer to cover your deductible - so it's free to you (as I stated above in my case) - he takes $5,000 for the job and pockets a cool $1,500 for all his valuable time.

If you want to just do it for the $3500 cost, then go to home depot and buy the materials and stand out front until you see a roofer come in, tell him you're in the market, he'll go round up some pals and you're all set! Be sure to have the materials delivered to your house, don't try to haul that stuff yourself.

Oh, and be sure they'll haul away the tearoff.

OH...and clean up the nails that'll end up in your yard. Funny story; last time I tried to do it cheap they left nails all over my yard - and here's the funny part: when you step on a nail and it goes through your boot and deep into your foot, you can't just reach down there and pull it out! You have to hobble to the garage, grab some pliers and pull it out. And, you wouldn't expect this, working at that angle is a lot harder than it seems it would be - at least without jerking it from side to side...I apologize for the digression - but you have to admit it IS a funny story...

I must disagree with your numbers. I just put a roof on a 1200 s.f. House and it ran about $1800 for materials. Plus, you also have to account for the roof pitch when figuring the material.

 

[alwaysoutdoors]

After that much hail, I say pay the deductible and get the new roof. However, I STRONGLY suggest that these storm chasers are to be avoided at all costs. Contact a local, long standing, certified, insured, BBB approved roofing contractor. Get my drift? They will give you the same deal. This is the oldest scam in the construction game. Upgraded shingles will also give you a big break on the annual premium. State Farm gave me 25% reduction in premium last year for top of the line shingles. Do not pay an out of town company! They will burn you!

I agree. Get 3 local bids.

 

[carpriver]

Had our roof replaced about 5 years ago, old age got to it. I talked to some friends I knew in the building trades and got a local crew they were insured and licensed and provided a written warranty. They put on the best shingles and recommended I contact my insurance company. I did and got a nice discount on the home owners insurance. I feel I pay for insurance and it there if and when there is a loss. have used it for storm damage and have not had much in increase in premiums.

 

[moralem]

I'm curious about the approx cost of a strip re roof is. Single story, has had a second roof about 12 years ago. 2 bedrooms attached garage. Last house I owned was 1993. Ex got it. Been in a condo since.
Hope I'm not stepping on anyone's toe's asking.

I just got a quote of 13-15 grand. I have an old cedar shake roof under asphalt shingles. They have to remove both layers and lay down a deck since the shingles were installed using 1x 4 batting.

A claim should not raise your rates in Texas.

 

[finesse_r]

Hey Ozark; you can figure it out using this calculator:

Roofing Calculator

For example, a 2500 sq ft. house would use 80 bundles at $23ish each, plus a bunch of felt and nails/staples. So figure $2000ish for materials.

An 'imported' crew, around here anyway, will run you $1000-$1500 for the day it takes to do the job. So $3500 in labor in materials.

The 'contractor' (as has been mentioned, they'll come out of the woodwork after a hail storm) will quote the insurance company, say, $7500. But wait, there's more! He'll offer to cover your deductible - so it's free to you (as I stated above in my case) - he takes $5,000 for the job and pockets a cool $1,500 for all his valuable time.

If you want to just do it for the $3500 cost, then go to home depot and buy the materials and stand out front until you see a roofer come in, tell him you're in the market, he'll go round up some pals and you're all set! Be sure to have the materials delivered to your house, don't try to haul that stuff yourself.

Oh, and be sure they'll haul away the tearoff.

OH...and clean up the nails that'll end up in your yard. Funny story; last time I tried to do it cheap they left nails all over my yard - and here's the funny part: when you step on a nail and it goes through your boot and deep into your foot, you can't just reach down there and pull it out! You have to hobble to the garage, grab some pliers and pull it out. And, you wouldn't expect this, working at that angle is a lot harder than it seems it would be - at least without jerking it from side to side...I apologize for the digression - but you have to admit it IS a funny story...

He does not get to keep all of it. He has to kick back 20 percent to the insurance inspector to ok the job at the inflated price.

 

[model70hunter]

Had 2 severe hail storm in STl 12-15 years ago. ! bad on 2 years in a row. My home was new, 2 or 3 years old. We got a new roof. Next hear it was part roof and the siding on 2 sides.

Never caused any problems or rate issues, about 4 years ago our rental house in KS was in a bad hail storm, the room was old, the adjuster looked at it and we got new sheathing up. We used a local guy for it.

STL, 2 years in a row had roofing companies nation wide come into town. Lots of promises and not completed jobs. I used a local company, 40-60 years in STL. Lots of folks got shoddy jobs or lost money.

If I were in your shoes I'd get it looked at, probably it will get replaced if they see bruises or dings in the shingles. And I'd use a local company. Right now every jack leg with bubbas roofing on his truck that suddenly appears in your area is a wanna be roofer.

 

[coltle6920]

Hail a major hail storm around May,2014.The contractors came from all over trying to get your business.They leased space locally and even had local phone numbers to give the impression they were a local company.

Don't remember exactly where I read it but it is supposedly illegal for a contractor too openly say they will cover your deductible.To do so they would be inflating their cost to the insurance company which is fraud and you would be complicit in the fraud if somehow it was found out.

The representative from my insurance company that handled my claim was from Missouri due to the heavy workload.He didn't know much about Denver's building codes so it was nice to have a local contractor.It sure cut down my out-of-pocket expense.My contractor also had a good relationship with my insurance company so a lot of things were settled over the phone without needing another adjuster to come out.

Luckily for me it was my first insurance claim and so far no rate increase.

 

[JSR III]

WOW, lots of information here that I have never heard of. I am a Licensed Construction Supervisor and a licensed Home Improvement Contractor in Massachusetts. I don't typically do roofs myself unless a small addition, porch etc. Larger roofs are sub contracted.

Not sure what that 1% deductible thing is all about but on a $5,000 roof, 1% is $50.

Around here, roofs are figured by the square. A square is 100 square feet or 10 by 10. Most roofs around here are 15 to 20 feet from ridge to drip edge or gutter line. You then take the length of the roof and multiply by the 15 or 20 feet to get the area.

If the roof is 15 by say 40 feet long, you have 600 sq ft or roughly 6 square. If you are doing front and back then you have 12 square.

With 3 tab shingles you have 3 bundles to a square. Architectural shingles can be 3 or 4 bundles to a square. Shingles used to be 36" long but many today are metric and run closer to 39 inches long.

Here you are allowed one layover roof or two roofs total. Otherwise the roof needs to be striped. Stripping can run $50 to $100 per square depending on time of the year. Cheaper when they are slow and more when they are busy. Shingles run around $23 to $35 per bundle or roughly $100 per square. Laying the shingles is usually about $100 per square. Many times new drip edge, ridge vents, roof boots can be extra. Then you also have to figure permits and dumpster, nails, felt and ice and water shield.

All in all, we figure a roof around here at $400 to $450 a square for a strip. So the 12 square roof mentioned above would be $4,800 to $5,400 here.

Texas must be tough on roofs because 12 years here is just getting broken in.

 

[Viss]

I like the idea of a local contractor that will be there a year or two down the road if you need service or have a problem.