Whether you’ve been in your home a while, or you just bought an existing home, your home will probably need a roof replacement sooner or later. Facing such a large project can be confusing and time-consuming, not to mention expensive. The process is made much simpler when you know what to expect. You’ll be able to make decisions and choices with more confidence, ask better questions and get a better roof for your investment.
If your roof is older and looking a bit worn, start preparing for a roof replacement now. No matter how far away the replacement is, it’s always good to start a roofing budget with a little money set aside each month. This will make this one time project easier to afford and let you be ready when it’s time to buy the right roof for your home and not have to settle for something that might not be up to the job of protecting your home. Read up on the reroofing process and learn about types of roofing materials you will be able to choose from. Like most things in life, the project will go a lot better if you plan ahead.
Here are the basics you should know before you start obtaining bids from roofing contractors and beginning the process of roof replacement.
Why a Timely Roof Replacement is a Smart Move
A sound roof protects your home’s interior, including insulation, walls, HVAC, electrical system, window frames and doors, kitchen cabinetry and flooring, even your belongings, like furniture, electronics and artwork. Ongoing roof problems due to wear and tear or other damage, can sometimes result in disaster. Waiting until it’s too late and a flood or other failure occurs, will only increase the cost of replacing the roof and restoring your home, including extra work to repair structural damage below the roof, including the layers beneath the roof.
In addition to protecting and securing your home against storm damage, water leaks, mold or other costly damage, the benefits of a new roof can help pay for the roof installation itself. A new roof will look great and enhance the curb appeal and sales value of your home. Your home will be easier to sell as potential buyers will know that a roof replacement is not in their near future. You may be eligible for an insurance discount on you homeowners’ policy (check with your agent). And, a new roof may help you achieve greater energy efficiency, lowering utility bills and increasing the comfort of your home for years to come.
The Roof Replacement Process
Here are the steps of the process of planning and executing your Las Vegas roof replacement project:
1. Hiring a Qualified Roofing Contractor
Validate the contractor’s credentials before you agree to any work. Contact your state’s licensing board or check their website to confirm that the contractor you choose is licensed and properly insured. Also, check the Better Business Bureau record for comments, complaints, legal actions and reviews. You can also check online reviews to see what your neighbors are saying.
2. Roofing Bid Process
Roofing contractors will inspect your existing roof, take measurements, and assess any detectable damage. The roofing quote should include:
- A breakdown of all estimated charges
- A description, quantity and per unit price of materials
- Pictures of problem areas of your roof, if any
- Estimated start date and completion date
- Roofer’s license and contact information
Ask the contractors about additional charges that may not appear on the estimate, such as dumpster rental fees, clean up and debris removal, checking the property for dropped nails, or other costs not included in their bids. Roofer should also readily provide his insurance information.
The contractor should provide you with materials samples and roofing prices factoring various materials options you are considering.
3. Roof Replacement Permit and Inspection
You may need a building permit before starting the project. The roofer should be willing to assist in this process and guarantee the roof will satisfy the requirements of the permit. Whether you or your contractor is the party responsible for obtaining a permit for the roofing project, an inspection by your local municipality or county building construction authority will be conducted after your new roof is installed. The inspector will determine whether or not the new roof is in compliance with local building codes.. Be sure to save your approval after the roof inspection in case it is requested when you sell your home later.
The Roofing Project
Change orders can occur due to discoveries made after the roofing work begins, such as:
Underlying Damage — The contractor’s initial inspection may not discover all the underlying problems. After the existing roofing material has been removed, hidden damage is sometimes found and the cost of roof replacement can increase. Examples of damage that may be discovered after the roofing work begins can include things like rotten wood threatening the stability of beams or roof decking or leaks around a chimney or roof vents.
Elective Repairs — A decision you may make during the project to allow replacement of worn gutters, soffit repairs or replacements, etc.
Your contractor should provide a written quote for any change orders and get your approval before doing the work.
Occupant Safety during a Roofing Project
On the day work is scheduled to begin and throughout the roofing project, follow safety procedures by keeping children and pets inside or off of the property entirely while roofing work is being done. An experienced roofing contractor will have a safety procedure in place and sufficient supervision to help ensure that everyone involved remains safe throughout the project.
Roofing Materials Options
Your selection of roofing materials can depend on various factors. For example, in some regions, Spanish-style clay tile roofs are popular, while in other areas metal roofing is a smart choice due to its fire resistant advantage and aesthetic appeal. Some roofs have a steep pitch, which allows for the option to use wooden shakes, while shakes are not a practical choice if your roof has a lower pitch.
The most popular options for residential roofing materials include:
- Asphalt composite shingles
- Metal roofing
- Clay or ceramic tile
- Wood shakes or shingles
- Synthetic shakes or shingles
- Slate roofing
- Composite slate
Tear Off vs. Adding a Second Roof Layer
In some cases, it may make sense to add a second roof on top of an existing one to save time and money. However, even in areas where layering is permitted, you should carefully consider the potential consequences of applying a new layer of roofing material over the old one. Obtain the necessary assurances from local experts regarding the potential for excessive weight, and for repeating (compounding) some of the surface irregularities that may already be present and can cause problems later.
Roofing Cost Factors
Factors in the cost of a roof replacement include your choice of roofing materials (ranging upward from the inexpensive asphalt shingles, to the most expensive natural slate roofing tiles) or adding custom features. Also, the pitch (steepness) of your roof, its square footage, and the contractor you choose are factors in the roof replacement cost. In general, roof replacements generally cost between $8,000-30,000, again depending on the many factors involved.
In many regions of the U.S. the roofing season runs from late spring through early fall. Here in the Southwest, seasonality is less of an issue, even with the heat of summer, but spring and fall are usually busier as people clean up from winter storms in spring, or prepare for the next winter season by getting roof repairs and replacements done in the fall. Seasonality can affect how long it takes to complete the project as well as influence the price. If you are not in an emergency replacement situation, be sure to ask your roofer about the best time to have your roof replacement done.
The Roofing Process
The overall process of removing and replacing a roof involves these general steps:
- Remove existing shingles and place them in a dumpster for disposal. (The contractor should protect your plants and shrubs during tear-off.)
- Make minor repairs to the underlying layers of the roof, if it is found in good enough condition. Or, if necessary, replace deteriorated or damaged wood sheathing.
- Install ice guard (a synthetic waterproof barrier membrane) in areas vulnerable to water damage.
- Lay asphalt roofing paper over sheathing, as a water barrier.
- Add metal drip edging around the roof perimeter on eave and gable sides.
- Install new flashing in valleys where roof planes meet, if applicable.
- Lay tab shingles. Install roof vents as shingle installation progresses toward the roof peak, if applicable.
- Apply flashing around areas where leak prevention is necessary—against the chimney, around skylights and stack vents, etc. Or, this may be done as rows of shingles are installed.
- Place the ridge vent along the roof peak, or install other types of roof or gable vents, to enable air circulation in the attic.
- Finish the final site cleanup, and haul away all debris. (Workers should use magnetic tools to pick up dropped nails and other small bits of roofing metals from the ground around your home.)
- Have the new roof inspected and get approval by the local building inspector.
Timeframe for Completing a Roofing Project
The timeframe for completing any roofing project depends on the roof size and configuration, and the type of material being installed. On average, a roof replacement project takes a few days, usually less than a week, but more complex projects, such as custom roofing or very large homes, can take longer. Keep in mind, too, that unforeseen issues, such as previously hidden damage that requires repair, or inclement weather can prolong the project.
Prestige Roofing, Las Vegas NV
If you are in Las Vegas or Henderson, the professional and experienced team at Prestige Roofing can help with your roof replacement. Our roofing project representative will make sure you understand the roof replacement process, complete a roof inspection, help you select the right roofing material for your home, work with your budget and schedule, and keep you fully informed throughout the process. We have built our reputation as one of the best roofing companies in Southern Nevada on customer service and high quality results.
For more information on a roof replacement, contact Prestige Roofing, Las Vegas NV, by calling (702) 646-7536 to schedule an appointment for your roof inspection and estimate.
Prestige Roofing’s work ranges from service and repair work, re-roofing and new construction work, commercial and residential work. They have also done work for ultra-custom projects around the Las Vegas Valley.