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If your roof is in bad shape, you may be looking to get some roof estimates so you can replace it. Learn tips for getting great roof estimates and finding the perfect contractor to work with.

As many of you may have noticed, I’ve slowed down the extreme pace of DIY/renovation for a chance to actually enjoy my new home. It’s nice to just relax and get settled in my new place, have friends over for dinner, or even watch a TV show… hooray!

This is a sample of what a proposal may look like. I could also ask the contractor to line item these pieces if I think it’s necessary.

Plus, my partner-in-crime (dad!) is recovering from an injury and I really want to wait for him to feel better before we start working on the house again. I love working on everything with my dad, so continuing without him wouldn’t feel right, or be as much fun. Get well soon dad!!

However, a slower pace doesn’t mean I’m not planning for the future.  So, we decided while he’s healing that I’d work on getting estimates for some work that we’ll need to hire out for, specifically roof replacement and window replacement.

Here are my tips for getting the best roof estimates.

Review your Home Inspection Report

My home inspection noted some observations about the roof. The front part of the roof has shingles that are deteriorating a little bit. The back looks better, but still not great, as the shingles are a bit uneven and don’t look like they are staggered properly. The report stated that the roof has the potential to leak of the shingles aren’t replaced.

My roof before (in need of a new roof)

They really try to scare you in inspection reports. My best advice is to get a professional to look at anything that comes up in the report.

Get a Roof Certification (if necessary)

What I did was hire a roof contractor to take a look at my roof and give me a “certification” that it was not actively leaking and that it was in sufficient condition that it would last at least 2 more years.

Turns out, my contractor didn’t even make me for this and it really helped to give me peace of mind, as well as pacify my lender and the insurance company underwriter who were concerned about the condition of the roof. So, it was definitely time well spent and money… well… not-spent.

Home Advisor notes that a roof inspector costs about $200 on average for this service. Make sure if you pay someone to come to the house, that you get their results in writing.

Get a Minimum of 3 Quotes

My rule of thumb for any kind of project requiring a contractor is to get 3 quotes. You don’t necessarily need to go with the cheapest option. But, I find that 3 quotes will give you a really good idea of what it should cost. If there’s an outlyer… you may need to get 4 quotes to see.

Cost of a New Roof

If you’re wondering how much an asphalt roof will actually cost… according to Home Advisor the average cost of a new roof replacement in 2021 is $450 per square.

The average cost to replace an asphalt roof is $7,211 for an average 2,000 square foot home. This price includes old roof removal, new roofing materials and professional installation.

Factors that affect the cost are the roof’s size, pitch, materials used, where you live and local building codes. You may also need to pay extra for removal if you have several layers of shingles already on the roof. Replacing the plywood can also affect the cost. Additional features on the roof, like chimneys, skylights, and ventilation pipes can also affect the cost.

Head over to this post for more tips for working with contractors.

Here’s what my new roof looks like

See more pictures of the finished roof.

Wrapping Up

Doing the work to get complete and clear roof estimates from multiple contractors will help you to avoid a disaster later. Start by reviewing your inspection report and making notes of what was written.

After this, you may want to ask a trusted contractor to do a roof certification for you. This was required by my mortgage company, but even if it isn’t this will give you some idea of how bad your roof is.

Don’t have a trusted contractor yet? Ask friends, family, and coworkers who they would recommend for the job. Don’t forget to check the contractor in an online database to make sure that they have proper insurance and no complaints.  Once you get some names, try to get at least 3 roof estimates and get clearly documented contracts so that it’s easy to compare your options.

If you run into problems later, make sure you keep diligent documentation when you remedy the problem.

Take photos before and after any repairs have been done.

Make sure that you document the date, time and circumstances. Even write down who you spoke to on the phone. This will save you time and headaches in the future.

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