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Choosing Roofing Contractors
Question:
I’ve gotten two bids for my roof, one for 8,500 and the other for 4,000. They both appear to be using the same Elk shingles, and provide a detailed list of all tasks and materials. They are also both appear to be well established, having been around many years. The 4K one also had a 15 year performance warranty against defects and labor to correct, where as the 8.5 K one just had a 30 year manufacturer’s warranty. I had another go come and propose 5,900 and really just scratched out a couple of lines on a scrap piece of paper. Another came, and left their glossy in my mailbox, but I never got a bid. I’m inclined to go with the less expensive bid. Am I missing something? Also, is it worth checking references? Seems like it would be easy enough to come up with three references of satisfied customers without really proving much. Fred
Response:
The 4K one also had a 15 year performance warranty against defects and labor to correct, where as the 8.5 K one just had a 30 year manufacturer’s warranty. I had a similar warranty. The man turned out to be a "storm chaser." Get a LOT of references, and check the BBB. Good luck–you’ll neeed it. zemedelec
Response:
- Hide quoted text — Show quoted text – >I’ve gotten two bids for my roof, one for 8,500 and the other for 4,000. >They >both appear to be using the same Elk shingles, and provide a detailed list >of >all tasks and materials. They are also both appear to be well established, >having been around many years. The 4K one also had a 15 year performance >warranty against defects and labor to correct, where as the 8.5 K one just >had >a 30 year manufacturer’s warranty. >I had another go come and propose >5,900 and really just scratched out a couple of lines on a scrap piece of >paper. >Another came, and left their glossy in my mailbox, but I never got a bid. >I’m inclined to go with the less expensive bid. >Am I missing something?
My only knowledge of Elk shingles is that Prestique Plus shingles delaminate and fall off mansards 
) There is only a 1/2 overlap beyond the nailing line and they come apart and drop off if nailed off the line a tiny bit. I also have great fear of "low bidder syndrome", but got a great paint contractor who was the low bidder in our condo. That said, nothing matters that is not put in writing. If they haven’t got time to write a decent bid, they aren’t going to take time to do a decent roofing job. If I was looking for a good roofer, I’d knock on doors in my neighborhood, at similar homes with roofs that look aged but good ) Our roofer has been around "many years" and I hope the 40 year warranty is good, but it means the contractor will need to live to be about 107 ) The Prestique Plus was put on a roof that was formerly covered with tile, has soffit vents all around but no ridge vents. Probably got what we asked for in selecting dark brown shingles rather than tile to "save money". $27,000 falling off your roof is a lot of $hingles ) Do the math and see what the 20 or 30 year warranty gives you. I believe, but haven’t seen it stated, that is only represents replacement value, which declines year by year, if the roof fails. A good bid (IMO) should state all products to be used, by brand, all tasks to be done including tear-off, disposal and clean up, start date and completion date, license and bonding information. Check the application instructions, license info, complaints and warranty ahead of time, or, gamble. It’s only money ) Our county has a department for filing complaints against contractors, as does the state, and will give info about previous complaints. Based on how the city enforces the building code, I wouldn’t give it any confidence. >Also, is it worth checking references? Seems like it would be easy enough to >come up
I would select a roofer based on references obtained in advance, not going by references provided by the contractor. – Hide quoted text — Show quoted text ->with three references of satisfied customers without really proving much. >Fred
Response:
- Hide quoted text — Show quoted text – > I’ve gotten two bids for my roof, one for 8,500 and the other for 4,000. > They > both appear to be using the same Elk shingles, and provide a detailed list > of > all tasks and materials. They are also both appear to be well established, > having been around many years. The 4K one also had a 15 year performance > warranty against defects and labor to correct, where as the 8.5 K one just > had > a 30 year manufacturer’s warranty. > I had another go come and propose > 5,900 and really just scratched out a couple of lines on a scrap piece of > paper. > Another came, and left their glossy in my mailbox, but I never got a bid. > I’m inclined to go with the less expensive bid. > Am I missing something? > Also, is it worth checking references? Seems like it would be easy enough to > come up > with three references of satisfied customers without really proving much. > Fred
References – both recent and old – are important. Also look at time in business and for a local address. Tom Baker
Response:
When we did our roof last year the bids ranged from $10000 down to $ 4500. The more expensive roofer wanted to do some other work like replace some cedar siding and all gutters. Even without the extras he was high. But he had the slickest tech operation for bidding I have ever seen. Basically went on the roof with a digital camera, took photos, made notes then went back to the back of his full size van and set up a whole portfollio of work using a laptop and color printer. The estimate including photos of trouble spots and things he felt needed work. We knew he might be expensive, because we had a good friend who had used him and was very satisfied with his work. The two other bids were closer and cheaper. They were only going to do a tear-off and re-roof with the addition of a ridge vent. One was based a little further away, but was going to staple the shingles with an experienced crew. This was also a well presented and detailed bid from a salesmen who did nothing but provide quotes. The last roofer was local, came out himself to look at the job, and hardly said anything. He was hand nailing with an experienced crew. His bid was the most plain…a couple of pages with dirt spots included. But the pages said it all as far as what he would do, insurance, etc. We also talked to a neighbor who had the same type shingle replaced by him a couple of months before. He was actually slightly more expensive then the second guy, but we ended up taking him because he was hand nailing (whcih was the recommended method for our Certainteed shangles) and he seemed to know more about installing a ridge vent. Worked out ok for us. – Hide quoted text — Show quoted text ->I’ve gotten two bids for my roof, one for 8,500 and the other for 4,000. >They >both appear to be using the same Elk shingles, and provide a detailed list >of >all tasks and materials. They are also both appear to be well established, >having been around many years. The 4K one also had a 15 year performance >warranty against defects and labor to correct, where as the 8.5 K one just >had >a 30 year manufacturer’s warranty. >I had another go come and propose >5,900 and really just scratched out a couple of lines on a scrap piece of >paper. >Another came, and left their glossy in my mailbox, but I never got a bid. >I’m inclined to go with the less expensive bid. >Am I missing something? >Also, is it worth checking references? Seems like it would be easy enough to >come up >with three references of satisfied customers without really proving much. >Fred
Gary Dyrkacz Radio Control Aircraft/Paintball Physics/Paintball for 40+ http://home.attbi.com/~dyrgcmn/