Hiring a Roof Replacement Contractor
Before hiring a roof replacement contractor, the NRCA (National Roofing Contractors Association) recommends checking that its crew members are licensed and insured. Ask the roofer to produce a copy of their proof of insurance.
The contractor may also need to pull permits depending on the city you live in, which can add several hundred dollars onto the estimate. As an example, a permit to replace a roof on a 1,350-square-foot home can cost between $150 and $500.
The roof replacement contractor should also be familiar with local building codes, which might include the kinds of shingles or tiles allowed in a particular neighborhood or regulations regarding the underlayment.
Get multiple quotes and don’t be swayed by just the price. An estimate thats too low could be a sign the company isn't operating legally. Check their online reviews. The bottom line is too make sure the contractor has a good reputation.
Most roofers guaranty the work they do, usually for between five and 10 years for their workmanship. This will typically cover leakage or total failure, but won’t cover general wear and tear or damage from storms. Some companies offer 25-year warranties, but those typically apply to specific high-end roof products and require certain installation procedures.
Replacing a roof is one of the biggest and most costly project a homeowner can take on.
Roofing companies look at a lot of variables to determine the price of a new roof, including its size, pitch, accessibility and cost of materials. Because of this, prices for a new roof can vary drastically.
The average cost of a new roof can be as low as $5,000 for a basic asphalt shingle roof — the most commonly used roofing material in the country — to $25,000 or more for higher-end roof types, like tile or slate The average price, however, from around the country is $12,000 to replace an architectural shingle roof.
Calls to contractors show that prices can vary from $5,500 to $12,000 to tear off and replace a roof with basic shingles in 2018. Prices can also vary greatly depending on where you live.
Other roofing cost factors
Water damage can also factor in to the final expense of a roofing project. Usually, you won’t find water damage until after the roofer has removed the roofing materials and the deck is exposed. If there’s significant water damage, it can change the project from a roof repair to a roof replacement.
Another factor that can affect the price is whether your home has chimneys or skylights, or other protrusions. They will increase the cost and scope of the project, as your roofing contractor will need to work around them. The cost of repairing flashing around a chimney can range from $200 to $500, while repairing it around the skylight can average between $300 and $500.
You might be able to save some money by overlaying an existing roof, instead of replacing it. But doing this can lower the lifespan of the new roof and could void warranties you'd have on labor and materials.
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Here are the main factors:
A roof’s size is the largest cost factor. Roofers charge per roofing square. A 10-by-10-foot (100 square feet) area is equal to one roofing square. So, a 3000 sq. ft roof is equal to 30 squares.
Pitch of the Roof
Another variable in pricing is the pitch of the roof, or the slope. Some roofs have a high pitch, while others have a low pitch or no pitch at all — all factors which affect the cost of the roofing estimate.
A roof with a pitch of about a 7:12 ratio — the first number represents the height and the second the length — or higher isn’t walkable and will probably require more safety harnesses and equipment. A 7:12 roof, as an example, means that for every 12 inches it runs horizontally, the roof rises 7 inches vertically.
A roof of 7:12 or greater is a pretty steep roof, and roof replacement contractors will charge more to work on this type of roof. The work goes more slowly with a steep roof. You can’t stack materials on the roof, and crew members will need to wear harnesses. Because of these difficulties and because the roofing company will pay more in insurance costs, their quote is adjusted accordingly.
Accessibility to the Roof
Can the roofer get a truck in close to the house? Can they back the truck up against the house? If not, they’ll have to carry the materials to and from the trucks. That will cause more costs for the roofing contractor and will make the project more expensive. Tearing off a heavier roof can also increase labor costs.
Type of Roofing Material
It costs from $1.50 – $4 a square foot to remove and replace the roof or $1,800 to $8,600 for a typical 1,700-2,100 square foot ranch-style home, with a gentle slope, on average. The cost and labor for an asphalt roof for a 1,200-square-foot house in larger markets across the country ranges between $4,500 and $7,000. Asphalt is the most affordable roofing option, followed by wood, metal, tile and slate.
The cost per square foot for a wood shingle roof is between $7.37 and $9.77. That equates to about $1,474 to $1,854 per 200 square feet, which is two squares.
Materials for a metal roof can cost upwards of $1,900 per 100 square feet. The price can be twice as much for a metal roof compared to asphalt shingles, and as much as four or five times more for slate.
While a good asphalt shingles may last 20 or more years, metal, tile, and slate may last 30 or more years, which can play a role in determining the type of roof you ultimately choose.
Mikku and Sons Roofing (623) 465-1068 provides quality roof replacement, roof installation and roof repair services to Phoenix AZ and the surrounding Phoenix communities. We’ve been a reputable, quality roofing contractor since 2001. If you need hones advice regarding your roofing project, give us a call.
Reliable Roof Repair Services
No matter what type of property you own, the roof on it will usually have some sort of warranty. actually, there's two warranties – the actual one and one thats inferred or implied. Lets talk a little bit about the warranties on your roof.
The Product Warranty
The materials manufacturer will issue a warranty guaranteeing that their product will perform to certain standards over a specific period of time. It could be 10, 15, 20 or even more years, depending on the type of material they're made of. They are taking for granted that the installation was performed correctly and that routine maintenance is being done on their product. Let's say your roof is looking like it needs to be replaced with a new one and the materials were warranted for 10 years. Alo, lets say your roofing contractor did a good job following the installation instructions and installed your roof perfectly. If the materials fail during your 10 year warranty period, the manufacturer is guaranteeing that they will be replaced with no cost to you.
An Installation Warranty
A roofing installation contractor should provide a warranty that their workmanship will be guaranteed over a specific period of time. The most common is 2 years. So, if your contractor makes a mistake in installing your roof, and it fails from their bad workmanship, the professional roofing contractor will honor their warranty and supply the materials and labor to fix the problem. Make sure you scrutinize this one very carefully, making sure both labor and materials are covered, not just one or the other.
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An Implied Warranty
This means a product will do what its designed to do. An example would be a roof membrane keeping water out of your home. Another term for this warranty is merchantability or fitness for a particular purpose. They usually come with some instructions (and warnings) from the manufacturer. An example would be if you or someone else that walked on the roofing membrane and caused it to leak or fail. If you don't follow these instructions or warnings, you'll have a problem getting the manufacturer to honor their warranty.
Signing Your Warranty
You'll need to make sure you do whats necessary to maintain your roof once you've signed your warranty. With commercial roofing, property managers and building owners will hire facility managers and on-staff maintenance teams to make sure they comply with their maintenance requirements. Experienced professionals are aware of what they need to do (and avoid doing) to make sure they maintain their roof and hence, their warranty. Overall, improper maintenance will cause damage to your roof, so when you hire someone to do repairs, or any work on your roof, make sure they are competent and familiar with your roof system, along with the manufacturersnspecs and maintenance instructions.
Notifying Your Warranty Holders
When your roof has a problem and you think your warranty has been violated, property owners generally have 30 days to notify the manufacturer or roofing contractor. If you don't, you'll void the warranty. If you wait too long, the manufacturers and roofers won't be legally required to fulfill their obligations (which includes repairing or replacing your roof). So, if you suspect something is amiss with your roof, get it inspected by a competent professional roofing contractor as soon as possible, so you can make your notifications in a timely manner.
Mikku and Sons Roofing (623) 465-1068 provides quality Phoenix roof repair services and has been a Phoenix roofing contractor since 2001. Call us when you need a professional roofing contractor that you can trust, give us a call.
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If you’re thinking about putting a new roof on your home, your choice of roofing materials has a direct relationship with long you can expect your new roof to last. The longest-lasting products are extremely durable, such as concrete, clay or slate tiles and outperform other manufactured roofing materials — asphalt shingles, metal roofing — by a significant margin. They have a good lifespan but aren’t quite as durable.
Other factors to take into account are regional weather conditions, the design of your home and the amount of routine maintenance the materials will need. In short, the quality of the roofing materials you invest in play a critical role in determining the life expectancy of your new roof.
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How long do products last?
According to the National Association of Home Builders, most roofing products are designed to last at least several decades under normal weather conditions. Here's a closer look at how they rate the longevity of different materials:
- Asphalt shingles — Usually, asphalt shingles last about 20 years; but, higher-quality asphalt shingles can be warrantied for up to 50 years. However, you can expect to pay more for a premium, long-life product.
- Architectural asphalt — These products last about 30 years on average.
- Wood shingles and shakes — Wood roofing has an expected lifetime of about 30 years, but it can last much longer under moderate weather conditions. Not really used much anymore in our extreme Summer heat.
- Metal — The International Association of Certified Home Inspectors projects metal roofing to last between 40 to 80 years. The Metal Roofing Alliance gives a life expectancy of at least 40 to 60 years.
- Slate, concrete and clay tiles — Each of these products is rated for a life expectancy of 100 years or more by both the NAHB and NACHI. The underlayment beneath the tiles usually needs to be addressed every 15-20 years, however.
Your Roofing Investment
How long your roof lasts is directly related to the cost of the materials you choose.
Asphalt shingles are among the least expensive residential roofing products. But, Ddifficulty of installation will greatly increase the cost per square foot. Architectural shingles, which are twice as thick (and heavy) as asphalt costs almost twice as much as regular asphalt shingles.
Metal roofing materials are a premium home product, and costs run about two to three times that of asphalt shingles. It's comparable to tile or cedar shakes, but less expensive than slate. Expect to pay between $5.00 to as much as $15 per square foot.. Adding a breathable underlayment is recommended and can increase these figures also.
Simple roofing designs with tile or slate cost about $15-20 per square foot, but more complicated architectural designs and premium slate or tile roofing materials can cost as much as $40-50 per square foot.
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Pros and cons of between materials
Asphalt shingles are the most extensively used roofing product in the United States the says the National Roofing Contractors Association. They are relatively inexpensive, and there is a twide choice of colors, patterns and styles to choose from.
Architectural asphalt shingles are a recently developed product. Its a material made from engineered polymer composites that look like cedar wood shakes or slate tiles. The good news is that they’re much less expensive than natural products; the bad news is that they don’t have a long history of performance benchmarks to analyze.
Metal roofing materials, including metal shingles, slates, tiles and vertical panels, weigh up to 50% less than asphalt shingles and 75 percent lighter than tiles. The problems they have are the same as the other materials: leaks, punctures or tears and pooling water.
Wood shakes typically get warped from a lifetime of wetting and drying with the seasons. This can jeopardize the integrity of the roof. But, they’re still a popular choice in many parts of the country. Pressure-treated shakes will hold up better, and that thick-cut cedar shakes generally last longer than thinner cedar shingles.
The main drawback with slate or tile roofing is their weight. 3/8-inch thick slate or tile can weigh as much as 1,500 pounds per square (a 10-foot by 10-foot area), and each additional 1/8-inch thickness increases the weight by 500 pounds per square.
Before choosing a type of new roof, consider how much you want to invest, what types of roofing products are used in your neighborhood, and how long you expect to be living in your property. It would also be a good idea to consult with an experienced, professional roofing contractor about which materials are the best fit for your property and area. That’s where we can help. At Mikku and Sons Roofing, we have experience in all the roofing materials that are used here in the Valley of the Sun. Give us a call to go over your options and ley us help you choose the one that works for your home and fits your budget.
How to Hire the Right Roofing Contractor
When it comes time to hire a roofing contractor, it’s not always an easy process. It’s certainly very easy to get on the internet out and look at the various companies who claim all kinds of things, but how do you know the work you get will be quality and guaranteed? As a homeowner, a roofing contractor is one of the most important people you will need. Let’s face it—our roof keeps us dry and warm so we need to take care of it! Your properties continued existence literally depends on your roof's performance. Here are some steps to keep in mind when it’s time to hire a roofer.
• Do it by word of mouth. Don’t just rely on the internet or advertising; ask family and friends and find out about their experiences. If they were satisfied, it’s a pretty sure bet it’s a good company that you can trust to do the job right too.
• Ask Questions. Once you get a good report from your friends who have used the roofing contractor, be sure to ask questions, such as areas of special expertise and if they are licensed and insured. You should also check with the Better Business Bureau and look online for reviews. Ask them for some recent referrals of jobs they've completed and call up their past customers.
• Get at least two or three estimates and ask them to come to your house so you can discuss the work you need done, as well as what it will entail and how much it will cost. Ask about the time needed to complete the job, as well. Don't be afraid to ask some difficult questions and if they dodge or won't answer them, move on to someone else.
• Get a Contract. After you’ve decided on the company or roofing contractor you would like to hire, draw up a contract! It’s VERY important to have it all in writing and make sure you both sign it and agree to the terms. The contract should include all the details about the job, materials, cost and time. Give the contractor a chance to review the contract and adjust it if necessary. The bottom line here is that you are both on the same page about the task at hand.
• A Few More Considerations. A few extra points to consider asking about are clean-up procedures, how compensation is to be handled, liability, and safety concerns. Finally, you should also see to it that a lien waiver is established if there’s a third party involved so if the roofing contractor has failed to pay a vendor, you will not be responsible.
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Hiring a roofer doesn’t have to be a daunting task. Following these simple steps should ensure that you have a positive result. You roof is one of the most important parts of your property, so take care of it and keep it maintained. Remember, if your roof is damaged by weather or other disasters, a good roofing contractor will handle your insurance claims for you!
Roof Installation Contractors
When you have questions about roof repair and need some straight answers from a trusted, licensed, professional roofing contractor, call us at Mikku and Sons Roofing. We have decades of combined experience in all types of roofing – shingle, tile, flat, foam, metal, you name it – residential or commercial. Give us a call at (623) 465-1068 for your free estimate today.