The benefits of metal roofs and the look of a metal roof on a home are well worth the investment a home owner can make. However, the cost is substantial due to the price of material and time it takes to install a metal roof properly. Often, home owners are short changed on the install technique and attention to detail when installing a metal roof. A metal roof installer can cut a lot of costs during an install in a number of ways that the home owner may not see for five to ten years. Here is a short list of items to consider, and a video showing a metal roof that was replaced because of a bad install.
Lifetime Screws on Exposed Fastener Roofs
Seam Tape Between the Panels
Removal of the Old Roof
Complete Dry in with Quality Underlayment
Ice and Water Shield Protection in Vulnerable Areas
If you have and further questions or would like more information about metal roofing click the link below.
There are all types of shingles and manufacturers with all types of warranties from 25 to 50 year warranties, but some can help you avoid future deductibles.
Here is some insight into what to do, and how to help you cut through all the noise and claims that roofing companies pitch to you when a storm strikes your community.
Your deductible is based on a percentage of your premiums and the value of your home. Most are 1-3% of the value of your home. So if your house is worth 300,000.00, your deductible would be in the range of 3000.00 to 9000.00 depending on what you choose when visiting with your agent. Most homeowners would rather pay more on their monthly premiums in order to be on the lower end of the spectrum should an out of pocket expense arise and you have to contact your carrier for damage.
Let’s say you have damage from a hail storm, and you have a 30 yr architectural builder grade shingle, which most homeowners have on their home. You contact your carrier or a roofing company to come out for a roof inspection. You have damage and the carrier sends out an adjuster to handle your claim, and he adjusts for a full roof replacement! Great news and a relief to you as a homeowner, but wait you’re not out of the woods yet. You have to find a reputable contractor that will install the right shingle on your roof in order to protect the your family’s largest investment, your home. So you do what most people would do and you decide to get multiple bids, and the natural progression is to look at them lowest to highest. You have many things to take into consideration; reviews, years in business, your gut feeling, what types of shingles they install, and referrals from friends and famly.
In Texas, there is usually one contractor who will also offer to assist in helping with your deductible. Let’s give him a name for the purpose of this article; let’s call him “Chuck”. You think ,“Wow! what a great guy Chuck”, he is trying to help offset my out of pocket expense, which I agreed to pay when I signed on with my carrier. Chuck must not be as greedy as those other contractors. What to do now? First off, when this happens, you and the contractor are both breaking the law and committing insurance fraud. What Chuck is doing is putting you and your family at risk, you ask how?
Besides the obvious legal ramifications, let’s talk about the install. Ninety-Nine Percent of homeowners don’t know much about shingles, proper install, what affects warranties, or the warranties themselves. Let’s start with shingles, which can have a “no impact rating” up to a “class 4 impact rating”. A class 1, 2, 3, and 4 impact rated shingle is resistant to impact damage from hail, and they are classified through Underwriters Laboratory. We have all heard the definition of insanity, doing the same thing over and over and expecting a different outcome. Why do homeowners continue to put the same old types of shingles on in hail prone zones and are surprised the following hail season when their roof gets damaged again? They call “Chuck”, he comes out and we go through the whole process again dealing with the hassle of insurance and another roof install. Solution, go with an impact rated shingle like a “Malarky Vista” shingle class 3 impact rated that actually lowers your insurance premiums 12-15% per year. A roof that actually pays you back and prevents you from paying out future deductibles. So, “Chuck” offsets his expenses by installing cheaper builder grade shingles or surplus shingle he gets at a rock bottom price.
Also, Chuck tells you we never take off the old felt paper because it helps protect your home, but it will add another layer of felt for added protection. Three things just happened. First, he pays less on labor for tear off. Each layer of felt is more cost per square for tear off, do to more cleanup, nails, and weight at the dump. Second, he didn’t have to inspect your decking to make sure there wasn’t any rot to your plywood. Third, he has now saved the expense of the labor and materials to fix the decking. Chuck, is winning and you’re losing, but he is your buddy now, you thought. Chuck wouldn’t do that to me. It gets better from here. Five to eight years down the road, you start noticing shingle granules on your concrete driveway. You think that’s odd so you call “Chuck” and his number is disconnected because he is no longer in business, because “Chuck” didn’t understand that a business has to make a profit in order to stay viable and be there after the sale when warranty issues arise. You, as the home owner, call another reputable contractor that you researched last time. The contractor does his inspection, and sees that there are multiply layers of felt underneath your shingles. The contractor informs you that multiple layers of felt cause shingles to retain heat longer, and that causes the issue of premature granular loss that you are seeing on your driveway after heavy rains. You tell him “Chuck” said, that it was better to leave the felt when you replaced your roof last time around. What Chuck failed to tell you is that by leaving all the layers of felt there is no Manufacturer Warranty from the day that roof was replaced. The fine print for any manufacturer states that multiply layers of felt voids the warranty and the whole warranty process! Now you have no storm damage to file a claim on your home and you are stuck with a roof that is not going to last even close to the 30 years that “ Chuck “ told you it would. This in turn will cost you thousands of dollars in out of pocket expenses. In closing, it is illegal not to pay your deductible, and any reputable contractor will not even offer that as an option. Thank of it in this regards, if a contractor if willing to commit insurance fraud how trustworthy are they?
It comes down to pay for a proper install upfront, or pay somebody more to do it right later. With the price of roofing products skyrocketing, I would highly suggest using a reputable local contractor that will install an impact rated shingle in order to save on premiums and future deductibles.
Do you have trouble reading the paperwork that comes with a property claim?
This post and video will help home owners with storm damaged homes that are attempting to understand the paperwork that insurance companies send.
When insurance companies approve the repair or replacement of items on a home following storm damage they send a lot of paperwork. The paperwork can be a bit over whelming at first, but we hope to help with this video. Here are a few terms that may help as well. Please keep in mind these are our lay person definitions of these terms.
Replacement Cost Value (RCV) – The cost to replace an item following storm damage. This is often set by a industry standard that takes in consideration the date , location, and current types of materials on the property.
Depreciation – This is the loss of value over time. For example, if a 30 year roof is 15 years old then it is depreciated by 50%, or it has lost 50% of it’s value.
Actual Cash Value (ACV) – this is the current value of an item which is replacement value minus depreciation.
Deductible – The amount of any property claim that the property owner is responsible to pay. This amount can have a wide range and is set when the policy is purchased. Deductibles can be set amounts like $1,000, or a percentage of the total value of the property as set by the policy, typically 1% – 10%. For example, if the property is valued at $200,000 on the insurance policy, and the owner has a 1% deductible, the amount the owner is responsible for is $2,000. It is important for all property owners to know their deductible.
Net Claim – This is amount an insurance company will send before the work is complete. This is typically RCV – Depreciation – Deductible = Net Claim. The insurance company provides this amount, and will not cover the property damaged until it is repaired or replaced. Another important factor is to know that the insurance company may include the mortgage company on the check. This will require the owner to send the check to the mortgage company for endorsement.
Recoverable Depreciation – The amount of depreciation the insurance company will send once the work is complete. If a policy is a replacement cost value policy, the insurance company will provide the total amount needed to replace or repair the property that is damaged. However, they will not provide the total amount until the work is complete, and an invoice has been submitted. Once the work is complete and all their requirements have been met the insurance company will send the recoverable depreciation .
How big of a difference will spray foam make in my home?
Rock-Crete is one of the oldest spray foam companies in Texas, and we have insulated all forms of buildings. We get a lot of questions, on a daily basis, about the benefits of spray foam. Here is a link to a great video about spray foam insulation.
The amount of choices for insulation in an existing home or new construction can be staggering. Here at Rock-Crete we want all our home owners to make the best possible decision; therefore, we have linked to a video that explains insulation extremely well.
Who are the best roofing companies in Bryan Texas and College Station Texas?
Each year at Rock-Crete we meet with well over one hundred households in the Brazos Valley in regards to their roofs. Through these encounters we know that locating and contacting a roofing contractor can be a difficult task because of the overload of information on the web. Sitting around talking with customers and other contractors a common question gets posed. If you had to pick a contractor in the Brazos Valley, who would it be?
The contractor I would choose would need to be locally owned. Supporting our local community is important, but I also want a company that will be close if a warranty issue arises.
Second, the contractor I would choose would need to be established with a track record of satisfied clients. Online reviews are a good place to find a company’s history. Though I will say a perfect rating is hard to envision. Instead I would look at companies with a 4+ rating, and see how they resolve issues with all their customers, the good and the bad.
Third, the contractor that I would choose would need to provide references. In my opinion, this is the best way to ensure that a company I am working with is genuine and customer centered.
Finally, my contractor would need to be insured, and provide long term warranties for the work they perform. The construction industry is full of fly by night companies that perform subpar work and then move on. This is especially true during large storm damage events.
Here are five examples of roofing contractors in the Brazos Valley that meet this criteria.
Schulte Roofing is an award-winning roofing company that provides both commercial roofing and residential roofing services to Bellville, Brenham, Bryan, College Station, Conroe, Montgomery, Navasota, The Woodlands, and the surrounding counties.
2. Aggieland Roofing
Agglieland roofing is a premier residential and commercial roofing serving Bryan/College Station and the surrounding Brazos Valley area.
3. Lone Star Roofing
Lone-Star Roof Systems, we take a customer-focused approach to provide quality, affordable roofing solutions, so your new roof can withstand the elements, and any repairs you need are done in a timely fashion.
4. United Roofing
At United, we are committed to providing the highest quality of materials and craftsmanship for our customers. UNITED is among the premier commercial roofers in the Southwest.
5. Brazos Valley Roofing
Brazos Valley Roofing is a local, family-owned roofing company, and are committed to providing the best materials and workmanship possible for your home.
Let’s take a look at what a new roof will cost a home owner.
Do you get frustrated when you can’t find a price for a roof on a web site and every site wants you to enter contact information?
Researching the cost of a new roof on the internet can be frustrating as it leads to multiple sites attempting to get contact information without ever answering the question. We have been asked over and over to explain what a new roof cost and why. In this article, we will attempt to educate and give anyone looking to replace their roof the information they need to make the best decision and get the best price for the roof they want on their home.
Most family’s home is their biggest investment and largest asset that can lead to generational wealth. That investment requires a sound roofing system to protect it from the outdoor elements. Without a sound roofing system in place, a homeowner’s investment will depreciate instead of increasing in value over time; therefore, a building owner must look at a number of factors to determine the amount they want to increase the value of their investment. The primary factors determining the cost of a roof are as follows:
Type of Roofing Material
Size and Shape of the Roof
Location of the Roof
Quality of Install and Warranty
Let’s take a brief look at each one of these factors.
Type of Roofing Material
The type of roofing material that is installed on a home is the largest factor in determining the cost of a roof. Roof material can consist of slate, metal, plastic composite shingles, and asphalt shingles to name a few. Often the decision on what type of roofing material is not one that most home owners take into consideration. To help with that decision, I have attached a video covering the different types of roofing material.
Asphalt shingles are the most common because they are the best value roofing material. As a rule of thumb, metal typically cost twice as much as asphalt shingles, and slate costs twice as much as metal.
Size and Shape of the Roof
The second factor for determining the cost of a roof is the size and shape of the roof. The roof size and shape will determine the amount of material needed and the complexity of the install of the new roof.
The square footage of the house plays a role in the size of the roof; however, the pitch, roof style, and the number of valleys will add a significant amount of surface area and waste that must be factored in. Here are a couple of the items that need to be accounted for when determining the size of the roof:
Total size of the building, including the soffit and porches
The pitch or how steep the roof is
The type of roof; this will determine the complexity of the install and sometimes will determine the material needed
The amount of hips and valleys, often referred to as how “cut up the roof is”. This factor will determine the amount of shingle that will need to be trimmed off or cut and adds to the waste factor
Location of the Roof
A third factor that determines the cost of the roof is the location of the roof. This is a two part factor. One is the location within the United States. Roofs in Chicago, New York, and Houston all have different price ranges due to availability of materials and the cost of labor in that area. The second location factor is based on the location of the job site to the availability of local resources like supplies and labor. If a job site is located an hour from a major city, the cost will increase due to the fuel costs and the travel costs of the crews. In addition, there is typically more competition in a dense urban area compared to a rural area, and that will also make the cost of a new roof differ.
Quality of the Install and Warranty
The fourth and most important factor in relation to the install of a new roof is the quality and reputation of the contractor installing the roof and the warranty they provide. The easiest ways for a company to cut costs is to short change the install process by not completely removing the old roof before installing the new roof. Other ways companies cut cost is by not carrying insurance, using subpar or surplus materials, and by not honoring warranties. New roofs come with two warranties-the roof material manufacturer’s warranty and the contractor’s labor warranty; therefore, the home owner needs to make sure the install is correct so that the manufacturer’s warranty will be valid, and that the roofing company will be around to honor the warranty they offered.
The best recommendation for selecting a roofing company is to make sure they are a reputable local company with good online reviews, and that they are willing to provide references.
To answer the ever popular question of how much is this going to cost- “Well, it depends” is still the answer. However, in order to give most homeowners a price range, I will make the following assumptions for a roof replacement cost (see attach photo) :
Asphalt Shingle Roof
One Story Hip Roof on a 6/12 Pitch with no valleys
The job is located in an urban area in Central Texas
The roof will be installed by a roofing company that is local with a brick and mortar location, warehouse, company trucks, and staffed project managers. They will have insurance, provide a long term workmanship warranty, and install the roof to the manufacturer’s specifications
The cost to remove and replace the described roof will range from $12k to $15k in the current 2021 market. Again, each roof and building owner are unique, but that should give anyone looking for a new roof an idea of what the cost will be.
The best way to get a price on a new roof ,no matter what type of building or roof, is to contact a local reputable roofing company.
Are you looking for more specific information on what your roof will cost to repair or replace?