Guest Post: What’s Included in Your Roof Replacement?
Your roof is a system of barriers and components that all work together to protect your home or building from the elements by keeping energy in and moisture out. When you are determining the condition of your roof and reviewing estimates from roofing contractors, you will want to know the basic components of your roofing system and which of those components are included in your roofers’ estimates. There is often an important distinction between a roof replacement that costs $2.50 per square foot and one that costs $4. It’s crucial that you understand what your roofer is replacing and what is simply being reinstalled or left in place. This can make the difference between a 5-year and 50-year roof.
Flashings
When we talk about “flashing,” for the purpose of this article, we are referring specifically to sheet metal that is installed to divert water away from an obstruction in the roof. For example, step flashing is where walls (like the side walls of dormers and chimneys) run along the roof slope, and counter-or apron-flashing is where walls run across the roof slope (like at the front of a dormer or chimney). These metal fixtures are often at least partially hidden or shingled over, and are therefore, often left in place during a roof replacement. The best roofing contractors know that building code IRC R905.8 requires that all flashings be replaced where “damaged, rusted or deteriorated” so if there are nail holes through your flashing or it’s all bent up, it needs to be replaced. The same goes for drip edge, which is the metal flashing that goes along the entire perimeter of the roof and facilitates water drainage off the edges. Most roofers will replace this but some bargain contractors will leave it in place.
PRO TIP: Flashings should all be replaced where they’ve been nailed-through, bent up or are rusted. Some flashings might safely be left alone, like some step flashing. Drip edge is always nailed through and should always be replaced. Ask your roofer specifically what they intend to do with the flashing.
Underlayments
Although all you see of a roof are the shingles, there are usually at least a couple additional barriers beneath that. The main body of the roof deck is covered in roofing felt paper, although lately this is being replaced more and more with synthetic underlayment, which is a little more durable than traditional felt and will not rot. Another important membrane is ice-and-water shield which is applied around obstructions in the roof (like around vent pipes), along valleys, along the eave (the bottom edge, where the gutters go) and anywhere else where ice has a history of forming. Ice-and-water shield is required by IRC code R901.2 but that same code allows it to be left in place during roof replacements so long as another layer of it is applied over the existing. Most roofers think it is best to remove and replace all the ice-and-water shield, so how your roofer approaches this crucial task is something you’ll want to find out.
PRO TIP: Ice and water shield is required by code and should always be installed if it isn’t there already and should be removed and replaced when it is there. Even though code allows for a second layer to be added on top of it, most good roofers won’t do that. Ask your roofer what they plan on doing.
Ridge Vent System
The venting of your roof is crucially important. IRC code requires a 1:300 ratio, meaning one square foot of ventilation for every 300 square feet of roof. Nowadays, most roofers cut a ridge vent where one does not exist. A big reason for this is not only the code (most roofs have gable vents that provide adequate venting per code) but also shingle manufacturer warranty specifications. For example, GAF is the largest manufacturer of asphalt shingle roofs in the U.S., and in order to register their 50-year warranty, the contractor must install at least three GAF components. It’s hard to get to three without using GAF shingle-over style ridge vent and GAF ridge caps. And it’s a good thing, because an improperly vented attic could lead to premature failure of the roof, damage to the plywood roof deck from warping, and unnecessary home energy loss.
PRO TIP: You can do your own calculations to see if you have enough roof ventilation without a ridge vent, but why bother? It’s not expensive to cut a ridge vent, so ask your contractor if that’s included and, if not, how much to cut one and install a shingle-over style ridge vent system.
Insurance Claims vs. Retail Roofing
Prices for roofing can vary drastically because of the differences in the scope of work from contractor to contractor and the inclusion or exclusion of the above components. Roofers who do insurance work and have experience working with adjusters will be able to do quality roof replacements because they are adept at getting paid for all components. Contrarily, a retail roofer will have to compete with other roofers and the worst of them will do so by low-balling and cutting corners.
Depending on your budget, you’ll want to make sure you don’t hire a bargain outfit that isn’t going to stand behind their work and may not even be installing the roof consistent with manufacturer warranty specifications. Make sure you ask questions and get a detailed scope of work prior to signing or providing a deposit payment.
RJ D’Angelo is the Operations Manager at JWE Remodeling & Roofing LLC, a Hanover-based roofing contractor serving all of south-central Pennsylvania. RJ is also a licensed public insurance adjuster with the Pennsylvania & Maryland Department of Insurance. His public adjuster firm, StormScope LLC Loss Recovery , represents Hanover policyholders in negotiations with their insurance company for the storm damage claims that JWE and StormScope handle as a team. Once the work is approved, JWE owner Jeff Erb takes over and executes the work. Jeff has been roofing in Hanover for the past 20 years and has earned JWE a 4.9/5 star rating on Google . You can reach RJ at (717) 524-6964 or Jeff at (717) 640-7131 or both of them via their shared email, jweremodeling@gmail.com. Feel free to stop by their office during business hours: 1060 Baltimore St, Suite R, in Hanover.