What Manhattan's Risk Reduction office says about roofing
According to Manhattan's Risk Reduction office, a permit is not required to roof or re-roof in the city, but roofing contractors must be registered with the State of Kansas Attorney General's Office; all existing layers must be removed when the roof is water soaked or deteriorated, is wood shake, slate or tile, or already has two or more layers.
A roofing job can take in more than shingles, so ask about the rest of it. Ask the roofer whether anything planned beyond the roof covering itself, such as replacing decking, repairing rafters or other framing, adding or moving a skylight, or cutting in new vents, calls for a permit or an inspection, and check with the Risk Reduction office if you want the answer from the city. Ask, too, how many layers are on your roof now and how the roofer found out.
The number to ask for
Before you sign, ask each roofer:
- What is your Kansas roofing contractor registration certificate number, and is it current?
- Can you provide proof of liability coverage and workers' compensation before the crew arrives?
- Will your own employees be on the roof, or a subcontracted crew, and who will be in charge on site?
Call your own insurer, too, and ask whether anything about the project affects your homeowner's policy.
A look from the ground
You can learn a fair amount without climbing a ladder. Walk around the house on a clear day with a pair of binoculars and note what you see: shingles that curl at the edges or lift at the tabs, dark patches where granules have worn off, bare or rusted metal around a chimney, sagging along the ridge line, and granules collecting at the bottom of downspouts. Take dated photos. When roofers visit, show them what you found and ask them to explain what each sign does or does not mean.
A look from the attic
If you can reach the attic safely, go up on a bright afternoon with a flashlight. Look for daylight showing through the boards, water stains on the underside of the decking or on rafters, damp or flattened insulation, and frost or rust on nail tips in cold weather. Note where each sign sits relative to a chimney, a vent pipe or a valley. A roofer who also looks in the attic can tie what you saw inside to what they see outside.
Repair or replacement
When a roofer suggests a full replacement, ask what they saw that rules out a repair. When a roofer suggests a repair, ask how much life they think the rest of the roof has left and what they would watch for. Ask each one to put the recommendation and the reasons in writing, with photos, so you can compare two opinions about the same roof rather than two sales pitches.
Pipes, chimneys and skylights
Each opening in a roof has its own flashing or seal to ask about:
- Will the rubber boots around plumbing vents be replaced, and with what?
- Is the chimney flashing going to be replaced or reused, and who handles any mortar or cap repair?
- If there is a skylight, will it be reflashed, replaced, or left alone, and what does each choice add to the price?
- Are there unused openings, such as an old satellite mount or a disconnected vent, that should be closed while the roof is open?
Gutters and downspouts
Gutters are not always part of a roofing contract, so ask whether they are. If the gutters come off during the work, ask who rehangs them and whether new ones are offered. Ask where each downspout empties and whether the ground there carries water away from the foundation. If gutter guards are proposed, ask how the roofer would clean or service the gutters later.
Living at home during tear-off
Tearing off an old roof can be loud and messy. Ask what time the crew starts and finishes, where the dumpster or trailer will sit, and how they will protect plants, windows, the air conditioner and anything parked in the driveway. Ask whether you should clear items off attic shelves, since dust and debris can fall through gaps in old decking. Keep children and pets clear of the drip line until the cleanup is done, and ask whether the crew will sweep the lawn and driveway with a magnet for nails.
Choosing among roofers
Ask every roofer to describe the same job in writing so the prices line up: whether the old layers come off, how much decking they expect to replace and at what unit price, underlayment and any self-adhering membrane, flashing replaced or reused, drip edge and starter, ventilation changes, the covering itself, gutter work, any permit or inspection the work calls for, cleanup, the payment schedule and both the manufacturer's and the roofer's own warranty. Where one proposal leaves an item out, ask about it before comparing totals.