Tips To Selecting The Right Roofer

Property Managers and building engineers have the constant job of hiring contractors for roofing work at their respective facilities. Publications, like Service Calls, are excellent sources to locate and pre-qualify prospective contractors, but this needs to be taken a few steps further to assure that you are hiring the right firm for the job.

Roofing decisions many times are not made on any set schedule and often are made in a proactive one. If you do not have a database of contractors or a relationship with a contractor, this can be a serious problem or catastrophe.

Pre-Qualifying Contractors

Property management companies in the Metroplex range from companies managing one building to those managing forty million square fee of office, retail and industrial space. Although database will vary in size, it is still important for you as a manager to have pre-qualified contractors at you disposal.

When selecting a contractor for a repair or replacement, there are some key points to always remember. First, develop a scope of work or specifications for all bidders, so you have a basis for making final decisions and can start with a level playing field. Without specs or a scope of work you may be comparing apples to oranges. No one wants to pay for a Porsche and get a Chevy, Secondly, check out completely the companies who are bidding the project.

Here are some things to look for:

Job References - Don't just look at them - CALL THEM!

Bank References - It is always nice to do business with financially stable companies if problems do arise.

Job Site visits - Roofing is something you should expect to pay for every 15-20 years. Watching a roof being applied by a prospective bidder shows you the quality of their workmanship and professionalism. You are counting on these firms to provide a safe workplace for their employees and their tenants.

Insurance - The industry standard for general liability in the DFW area is typically one million dollars, plus a million-dollar umbrella policy. Never allow workers on your roof without having a current general liability and workers compensation on file.

Contractor Certification

The Roofing Contractor’s Association of Texas (RCAT) has started certification programs. Many trades such as HVAC, plumbing, and electrical require licensing but not roofing. The RCAT certification program requires contractors to in business for at least two (2) years, to be financially stable and properly insured. Licensed contractors are also required to pass tests in managing a commercial and residental roofing business.

Periodic Roof Inspections are a MUST

Many people believe that if the roof doesn’t leak, don’t mess with it. WRONG! Preventative maintenance can extend a roof life many years. Roof inspections should be made annually, even if your roof system was installed recently. Inspections allow you to locate problem areas before they become a problem for your tenants. Such things a cracked plumbing stacks and half-full pitch pans can be corrected easily if identified early. Inspections also allow you to identify and monitor penetrations installed on your roof system by your tenants (possibly without your consent)! This can be a real problem in multi-tenant buildings.

Inform your tenants about roof system requirements

Written standards must be set up and communicated to tenants when new penetrations or curbs are necessary above their space. They must know the kind of roof system, warranty, etc. Roofing contractors will not warrant areas that have been worked on by other companies. The best way to handle this is to require the tenant to work through you on all penetrations and use the contractor that you have a relationship with. This alleviates the problem of assigning responsibility for problems arising down the road.

Repair VS Replacement

When do you replace a roof rather then continue to patch it? One of the biggest dilemmas managers face if deciding whether to repair a roof or to replace it completely. Maintenance to wall flashings is often money well spent and will extend the serviceable life of the roof system. My experience has been that once the field (flat section) of the roof starts splitting its time to bite the bullet and replace the roof. Field repairs can be made in some instances and will hold, but when this starts to be a constant problem, failure is not far away.

Tear-Off or Recover?

In a perfect world all old, worn-out roofs should be torn off and started over. This, however, doesn’t always happen due to budget constraints and/or existing structural conditions. Unfortunately, these constraints are real, however, the key point to remember here is that if you recover make sure to remove any moisture within the existing system. Installing a new roof over a moisture-laden roof will result in pre-mature failure of the new system.
In summary, whenever the situation permits, it is usually preferable to tear of the old roof prior to installing a new roof. Although roofing is not on the top 10 list when it comes to managers favorite tasks, making well informed roofing decisions can be very costly. Roofs are like anything else – you get what you pay for. If you invest $40,000.00 in a new roof system and it last ten years, your average annual cost is only $4000.00. If you invest $50,000.00 in a new roof but it last fifteen years, your average annual cost is only $3300.00. Your decision must also take into consideration needs of your investors. If you do your homework before making roofing decisions, chances are that you won’t have to worry about them for a long time.

INSIST OF A PROFESSIONAL ROOFING CONTRACTOR!