How to Avoid 4 Roof Replacement Rip-offs
There are many good roofing companies out there.
Unfortunately, for every reputable company, there are probably at least one or
two other contractors who are a bit shady in their dealings. Some contractors
are more interested in making a quick buck than taking their time to install a
roof correctly. There are 4 primary ways I've seen homeowners get ripped off by
roofing contractors. Some aren't even evident until years later when the roof
fails. Once you understand them you can avoid them. If you see any of these
happening, it should raise a red flag in your mind. Be very careful about
dealing with that contractor.
Rip-off #1: Asking
For a Large Down Payment. This tactic is often employed by “fly-by-night”
roofing contractors. They work “under the radar.” They want to get most of
their money up front so they don't need to finish the job they start. Sometimes
these guys will do a lot of advertising, get a lot of jobs lined up using
high-pressure, in-home sales, get an enormous down payment from their clients, and
then never show up again. If you're lucky, they may complete the jobs they
start. If they do, it often takes a very long time. They will give you excuses
when you call them like “The truck broke down, the wife is sick, the supplier
couldn't deliver, etc.” Because they've received so much of their money up
front, there is little motivation to get back and finish your roof in a timely
manner. Among other things, this could leave your home open to the weather and
put you at risk of interior damage if a storm comes through. How to protect
yourself: It is very common for roofing contractors to ask for up to 50% of the
roofing purchase price as a down payment, then the rest upon completion. This
will cover materials, permits, and other business costs while the new roof is
being installed. This is acceptable. If you run into a contractor that asks for
more than 50% before he's even started or 100% of it before he finishes, it
should raise a red flag in your mind. Be careful! Never pay 100% of the
contract before the work is done to your satisfaction. Withholding some of the
cash will give you bargaining power if they decide to cut corners or do shoddy
work.
Rip-off #2:
Increasing The Price after You’re Locked.
This is similar to the bait-and-switch method employed by certain
less-than-ethical companies. In a bait and switch deal a low price is revealed
to you at the beginning, then when you go to buy the thing, it's “not available”
and you get sold a higher priced product with high-pressure sales tactics.
Here's how it's used in the roofing business: A roofing contractor will give
you a great, low priced estimate that seems too good to pass up. Thinking it's a
great deal, you call him and tell him he's got the job. He immediately gets
started on the job and everything seems great. Then lots of little things keep
coming up that bump the price up. Either “he forgot” or “the original product
wasn't available so you'll need to upgrade if you want to keep the job moving.”
The result? You could end up with a lower quality job that costs thousands more
than the other estimates you got in the first place. How to protect yourself:
Get the roofing contract in writing that explains in detail the materials used
and how it will be installed. If you get a 1-page estimate that includes very
little detail, don't assume that the unlisted items will be included. A new
roof is far too big an investment to go off a 1-page “estimate.” Don't accept
anything less than a detailed contract. Every contingency that could possibly
happen should be brought up before you sign the contract. For example, you
should be informed about the possibility of existing plywood damage (from water
or dry-rot) and how much it will be to replace it if damage is found. Be sure
that you are notified by phone if damage is found and not at the end of the job
when you get the high-priced bill. Taking a low estimate that doesn't say
anything about felt, vents, or drip metal, or that is missing any other material
will likely mean you'll be charged extra for those at the end of the job. Or
worse, they won't get used at all and your roof will have problems down the
road. If the estimate does include those things, make sure they are the quality
that you are looking for.
Rip-off #3: Not
Installing Your Roof to Code. Many
contractors are not fully aware of the changes to the building code and don't
keep up with new changes that come out. Even if the boss knows, sometimes the
installers will not and could mess this up. Building codes are put in place for
a reason – to protect you, the homeowner. Even worse, homeowner's insurance
companies won't pay out for damage that results from a workmanship or
manufacturer defect. Getting an improperly installed roof could make you liable
for the damages if something goes wrong. This could end up costing you $1000's
if you need to hire someone to replace parts of your new roof. How to protect
yourself: Be sure the contractor you hire is up to date on the building codes.
While there are many, the 2 codes I see broken most often are with drip metal
and ventilation. All drip metal (the metal piece that covers your fascia) must
extend up onto the roof surface at least 2”. This works to protect the
perimeter of your roof from water getting in and rotting the wood out. Many
companies are still using 'G' metal, which is a 1 3/8” x 1 3/8” drip metal that
doesn't meet code requirements. Be sure you are getting 'D' style drip metal or
minimum 2”x2” 'G' metal. With ventilation many contractors will simply replace
the existing vents. Often times the existing ventilation doesn't meet the code
requirements of 1:300. This means you need 1 square foot of venting area for
every 300 square feet of attic space. This must be split between the soffits
and roof ventilation system. So for example: a 1500 square foot home will need
8-10 vents depending on the size of vent used. Alternatively, you can go with a
continuous ridge vent. If a ridge vent is chosen to be sure it meets the
qualifications listed later on in this booklet. Having less ventilation than
required can cause moisture & mold buildup in your attic, cause dry rot and
plywood buckling, as well as raise A/C costs in the summer, and increase the
risk of ice dams in the winter. Also, be sure a permit is pulled for your roofing
project. This will require a building inspector from your city to come out and
perform 2 inspections. One to check the requirement for ice & water shield
(a thick, sticky-back felt that goes on the bottom edges) and the next to check
ventilation. While this is a necessary step, don't depend on the inspector to
make sure your roof gets installed to code, he carries no liability if a
mistake is made.
Rip-off #4: Not Using
the Same Materials Sold to You. Some
contractors will sell you a premium shingle, then end up using a different
brand or different grade when they go to put the roof on. This can occur with
any of the products used in the roofing process: drip metal, flashings, felt
paper, the shingle itself, vents, or other accessories sold on the job. The
worst part is, you probably wouldn't ever know until something bad happens down
the road and it gets revealed. For example: If your roofing contractor isn't
tied down by a contract it can be tempting for him to use a 15# felt when a 30#
was sold (which is half as expensive) or using a lower-grade or discount
shingle instead of the premium shingle sold (these can range from 30%-70% less
expensive). This will make it so the contractor can pocket some extra cash
while hoping you won't notice. How to protect yourself: Only deal with a
roofing contractor you trust. If anything seems off with their integrity or the
way they do business don't risk it. Replacing your roof will be one of the most
expensive home improvement projects you undertake, getting it done right the
first time is essential. You don't want to micro-manage the roofing job by
double-checking every material they use so make sure you get a signed, written
contract and only deal with honest contractors.
Rip-off #5: Voiding the
Manufacturer Warranty. All shingle manufacturers provide a limited warranty
on the shingles they produce. Some warranties are better than others, but they
all will either partially or completely cover manufacturer defects. However, if
the contractor that installs your roof hires unqualified technicians to do the
work, your manufacturer warranty could be VOID. Years later if a defect is
found, you may be liable for the damages since it was installed incorrectly. At
that point you could go after the contractor, but he may not be interested in
helping or worse...out of business. How to protect yourself: Ask your
contractor if his installers are certified to install the shingle you want.
Most manufacturers have a certification process for the contractor and the best
manufacturers have certification programs for the installers themselves. Some
programs are stricter than others. Some require a simple sign-up form and a
pledge of goodwill, while others require the owner of the company and the
installer's to complete and pass certification tests. If the contractor and his
installers are certified to install your shingle, be sure to ask what the
requirements are. This will help screen out bad contractors and give you more
confidence in the good ones.
