Johnson's Roofing LLC

Home Owners FAQ

1. How do I find a professional roofing contractor?

   Referrals are the best place to start. Ask a neighbor who recently had his roof replaced about his contractor and if he was happy with the work done.
   
   The second best place to seek out a professional contractor is to go to your local building distributor or lumber yard dealer and ask them. We are not referring to the large home center or retail store chains, but rather professional roofing material distributors who work with reputable contractors on a regular basis.
   
   The Yellow Pages is usually the third place homeowners can look. You should interview 2 - 3 different contractors, whether they are referrals or from the Yellow Pages.
   
   Ask for 8- 10 references, meaning job-site locations or names of homeowners, from each contractor interviewed.
   
   The following are additional points to consider in evaluating contractors:
   • Repeat business in nearby area;
   • Length of time in business;
   • Willingness and ability to handle complaints quickly and fairly;
   • Completeness and professionalism of estimate offered and presentation given. Make judgments based on the quality and number of jobsite photos shown (these should include names, phone numbers and completion dates), presentation of proper insurance, number of references offered, proposal provided, etc. Do not base professionalism on the sole criteria of having a legible business card.
   • Membership in the professional associations; and,
   • Knowledge and thoroughness of roofing procedures.
   Do not consider any bids from contractor you have not met or interviewed. Check with your City Hall if you are unsure.
   
   To help you find a professional contractor, we've designed a special brochure, “Choosing a Professional Roofer”. You might have received a copy of our Roofer brochure with this pamphlet. If not, write to us at P.O. Box 860, Valley Forge, PA 19482.

2. How many estimates should I get before selecting a roofing contractor? What is the best way to judge an estimate?

   Although you may receive a reliable, fair estimate from the first contractor interviewed, you should usually obtain two additional estimates to help you determine which one is best. In judging the cost of a job, you should evaluate the following:
   • The Contractor-basing your evaluation on the likelihood that during the next three to five years, the period in which any imperfections in the roof system are most likely to occur, the contractor can be located, will stand behind his warranty, and will provide the service he promised;
   • The quality and completeness of the roof system recommended-making sure the complete roof system will include ventilation and waterproofing shingle underlayment(if appropriate to your region and your home's structure);
   • The quality of the product choices offered-expect to pay a higher price for designer or architectural shingles; and,
   • The completeness of the contractor's insurance package-protecting you from involvement in worker injuries, third person liabilities, and damages consequential to the work being performed.
   
   

3. How long is it reasonable to expect to wait after I select a contractor for work to begin?

   Weather permitting-a common period from contract signing to job start is 2-6 weeks. This can vary a great deal depending on the time of year and the contractor's backlog. Job start delays and postponements are a fact of life in a trade which is highly dependent on weather. However, the contractor also has a responsibility to you to be straightforward about his availability right from the start. He should also advise you on a timely basis about any changes in the schedule originally set.

4. What is the typical duration of a reroofing job?

   The duration of the job varies widely depending on the size and complexity of the roof. A small, uncomplicated roof job can usually be finished in a day or two. A large, complex project can last a week or more. Once started, however, a job should not be interrupted for any reason other than weather.
   
   If, on the other hand, a problem arises in the reroofing process, it might be necessary to halt the work to negotiate a change in the contract. You should always be advised of any changes which affect the contract agreement. A well-drafted, professional contract will anticipate unforeseen problems such as hidden deck rot, etc. These conditions can be incorporated in “not to exceed price” or “time and material” clauses.
   
   

5. How does extreme weather affect re-roofing projects?

   Bad weather and extreme temperatures can interrupt or postpone roofing projects. Safety of the worker is the first consideration. This can be an issue in both hot and cold weather. Windy, wet and icy weather present dangers on a roof. Shingles are also affected by temperature extremes. Cold weather will delay activation on sealant. This is not a reason to delay a project unless the shingle manufacturer prohibits installation at low temperatures for warranty purposes. Experienced installers who exercise care can usually avoid this problem.
   
   

6. Should I expect to pay a deposit when I sign an agreement?

   Deposit requirements vary from contractor to contractor. While it is not considered unreasonable to pay a deposit you should never pay for the total job up-front. It is not recommended that the total deposit and progress payments equal more than 75% of the total job price (some state laws regulate this amount).
   
   Deposits should not be held over more than two months without consideration for the cost of money. Long-term deposits can be placed in escrow or interest cost can be credited against the cst of the job as a term of the contract.
   
   It is not recommended to give a deposit to a contractor whose track record cannot be verified by reference from recent work.
   
   NOTE: Before signing the contract or agreement, make sure the price covers all materials, gutters, ventilation, clean-up, completion date, etc.
   
   

7. What type of warranty should I look for? Aren't they all the same?

   Warranties usually range from 20 to 40 years. CertainTeed has a lifetime warranty. Yet, as an increasing number of contractors and homeowners tell us, the length of the warranty is not as meaningful to them as upfront coverage in the few years following application.This is the time when, according to contractors, problems caused by defects are most likely to occur. As a result you should:
   • Look for manufactures' warranties that cover materials and labor in the first three to five years after application on any grade roofing shingle.
   • Carefully review the manufacturer's warranty stipulations about proration and transferability. Proration is the reduction of the manufacturer's contribution on the homeowner for repairing or replacing defective shingles during the warranty period. Select products carrying a warranty that does not prorate during the first three to five years after installation. Also, make sure the warranty prorates on the current market cost of the replacement shingles (as opposed to the original cost of the defective shingles).
   • Examine the manufacturer's stipulations on ventilation and warranty validation. Shingle roof systems failure as the result of inadequate ventilation may cause the shingle warranty to become invalid.
   • Note the contractor's guarantee of performance. Contractors´ guarantees are usually for one to five years on average. Remember that the length of the contractor's guarantee is less important that his ability or intent to stand behind his workmanship and to service a valid complaint in a reasonable time period. This intent must be determined from referrals and references and his general reputation in the local business community.
   
   

8. Is it always necessary to tear off existing shingles before reroofing? If they are torn off, who is responsible for the disposal of the old shingles?

   There are two options available for reroofing installations. One would be to rear off the old roof before applying the new one(tear off). The second would be to lay new shingles over the existing roof (lay over). While the second choice is the less expensive of the two options, it is not necessarily always the best choice.
   
   There are advantages to tearing off the old roof before installing a new one. For example:
   • If there are any defects in the roof deck, they will be revealed when the roof is torn off. These defects should be repaired before applying the new roof.
   • If condensation problems exist in the attic, they too will be revealed when the roof is torn off. Properly designed attic ventilation can then be installed in order to help eliminate such problems.
   • When the old roof is torn off, waterproofing shingle underlayment can be installed before applying the new roof. This will help protect against cyclical ice damage.
   • Tearing off the old roof and starting with a clean deck before reroofing may result in a smoother finished roof system.
   Although there is added cost to these advantages, each lessons the likelihood that the validity of the manufacturer's shingle warranty will be impaired. If the old roof is torn off, your contractor should be responsible for the clean-up and disposal of the old shingles, but make sure your contract states this clearly. If you do plan to reroof over existing shingles, first check if your local building codes limit the number of roof layers that can be applied to a residence in your area. Your contractor should know the pertinent code requirements.