Germantown, WI Roofing Estimates
There are plenty of roofing contractors to choose from in the Germantown area but how do you know if the roofing contractor you’re about to choose is going to be the right choice?
It all starts with the estimate for the work they provide you. Did the contractor show up when he said he would? Did he show up at all? Seriously, there are many contractors who simply don’t show to appointments, it would surprise most people but it happens. Did they conduct themselves professionally? Did they know what they were talking about? There are so many questions you could ask your roofer.
Let’s pay attention to the actual estimate they’ve provided you. Is it hand scribbled estimate on a notepad, or do they have a professional multi-page presentation that outlines the scope of work, materials, change orders and more?
It’s safe to assume that when you hire a roofing contractor you’re paying them for the following.
1. Labor and Wages. (roofing takes time and many hands)
2. Your Chosen Roofing Materials. (this is a major cost factor)
In addition to their time and the materials… You are also paying your roofing contractor for their expertise and knowledge of the roofing trade. You are paying them to be mindful, thorough and careful with your roofing project and you want it done properly, so you can have a trouble free roof for many years that will still be covered by a factory warranty… Right?
The cost of labor to install your roof isn’t the same for every roofing material and will vary from house to house depending on the square of the roof, it’s pitch and any complicated areas that will need to be addressed. Steep sections with skylights or dormers for example are always a challenge and will raise the cost of labor.
Ask Your Roofer These Questions When Getting Your Estimate
Are they licensed to provide roofing servings in the Germantown area? Believe it or not there are many roofing contractors who practice our trade unlicensed either because they let the license expire and didn’t renew it or they never even had one to begin with. Are they insured for roofing work? Roofing can be dangerous and if a contractor isn’t properly insured when working on your home you could be held liable for any accidents.
Both proper licensing and insurance are significant business expenses that a legitimate roofing contractor must pay for and they will be reflected, possibly mentioned in the estimate. Licensed contractors are proud to be licensed and will tell you on their bid.
Does your roofing contractor have a great crew? You probably wouldn’t want to stick around at your job very long if you weren’t paid enough and the quality of work you did wouldn’t be the greatest either. Consider this when you’re looking at roofing estimates too. Does your contractor take care of his employees? Good roofing contractors make sure their crews are paid fairly and on-time.
Why Is My Germantown Roofing Estimate So Expensive?
Is the roofing estimate expensive or as a homeowner do you maybe not quite understand everything that goes into your new roof? There are many different variables that could affect your roofing estimate and we’ll touch on a few of those here so you can spot a good estimate from a very vague or non-professional estimate.
Tearing Off The Old Roof Is Really Hard Work
You’d think this would be a given on a roofing project but there are many roofing contractors who will charge you separately for your roof tear off and disposal, some might not even include in on the estimate. Make sure it’s included on yours and the roofing material will be disposed of properly in accordance with local by-laws. A good roofing contractor will also go over your gutters and surrounding area on the ground with a magnetic roller to collect any roofing nails that may have been dropped. This all takes time and may or may not be explained on your estimate. You don’t want to see any trace of your old roof and a great roofer will make sure of that.
Inspection and Repair of the Roof Decking
It’s not uncommon during a roof tear-off to find damaged roof decking, usually from water intrusion. You may need to replace a few sheets of your roof decking and this is something that will contribute to a much larger final cost of your roofing project. Does your roofing estimate include a thorough inspection of the existing roof decking? Does it include any time or materials for minor repairs? Your contractor would have a good idea what to expect based on the age of your home, your roofing material and their visual inspection prior to tear-off but it’s always nice to know if your contractor is prepared for these surprises and knows how to handle them.
Do They Install Proper Roof Venting
On most modern homes this isn’t an issue because they have adequate ventilation in place already. If you have an older home, has your contractor addressed the need for proper roofing ventilation? Having adequate ventilation in your roof can prevent events such as Ice Dams and condensation problems within your attic insulation. If your contractor hasn’t spoken to you about the ventilation on your roof you need to consider another roofer, it’s very important. Most roofing contractors will include the cost of roof vent additions/replacements into the cost of the roof. While they are up there, with the roof already off it’s the perfect time to get your ventilation taken care of and finished for good.
Roofing Materials Vary Widely in Cost
Your choice of roofing materials will greatly affect your estimate. Asphalt shingles are obviously the most economical choice for homeowners but even then, they have varying grades of quality, texture and color that can affect the price. If you’re looking at architectural shingles, or designer shingles than price is obviously going to be significantly more expensive. Ask your roofing contractor to provide with an estimate on more than one choice of roofing material. Go for a good, better, best scenario and see where your budget stands.
Do You Get a Roofing Warranty?
Does your contractors estimate include a written warranty? Verbal agreements for a warranty on your roof won’t hold water with anyone, especially if you face a problem with your roof later. Most roofing contractors warranty their workmanship for 1 year. Which is very fair considering our work is up against mother nature. The roofing materials however can carry a warranty from 5 to 50 years depending on the manufacturer you’ve chosen. Contractors with a lower bid, likely have not factored a warranty into your project and even if they say they have, they are often priced too low to actually provide any service should something go wrong.
What If I Get Several Very Different Roofing Estimates?
This is important… As a homeowner you might receive several estimates for your roof. Hypothetically let’s say you received 3 bids for your new roof. One contractor came in at $11,000, another at $14,246 and another at $12,000 even. Your insurance company however says they will only pay $11,500.00 towards the replacement of your roof. Which roofing contractor do you choose?
Generally, it’s always a good idea not to hire the roofer who has priced themselves the lowest… They are the priced this low for several reasons and you probably don’t want to find out why. Maybe they can prove you wrong and they are a good quality roofer who has the lowest price, but you’ll need to let your common sense decide that.
If you’ve been given several roofing estimates from Germantown, Wisconsin roofing contractors you should choose the one who is the most thorough. With a little bit of research it’s not hard to see how a roofing contractor comes up with their numbers and if you really look into the estimate and ask the right questions you won’t get taken advantage of.
Brad’s Construction is a full service home improvement contractor serving the Germantown, WI area. We specialize in roofing estimates, roof repairs and roof replacements. If you’d like an honest and fair estimate for your new roof replacement than give us a call or fill out one of our online forms today.