New Roof Inspection?

Question

Hi all, I am having my roof replaced on one of my SFR's and wanted to get an inspection after the work is complete. What is the best way to go about making sure the work that is completed is correct? I was thinking of asking another roofer that I got a quote from to come back, for a fee of course, to inspect his competitors work. Is this a good idea or not? Will the roofer do the inspection? How much should I pay him to come out to inspect?

Thanks in advance for any reply's.

JD Martin · Answer

If you have a chimney that is usually the point you'll see if they did quality or shortcut work. Quality means they cut a groove into the brick mortar and folded the flashing into the groove, with everything sealed up with silicone/roof sealant. Shortcut means they folded the flashing straight up against the chimney and gooped a bunch of sealant between the chimney and the flashing. Most people don't know the difference, so it's an easy way to save time and cut corners but will eventually bite you in the ass.

JD Martin · Answer

Have your own independent inspector or learn the basics yourself. If it's an asphalt shingle roof, there's a whole lot less to imagine than you would imagine. You've got overlapped felt or roofing paper, usually nailed on with the plastic tab nails. Before anything is shingled you've got flashing at places where different roof angles meet and where anything that protrudes is (chimneys, etc). You've got a starter strip of shingles at the edge of the roof. You've got (hopefully) 4 roofing nails per shingle, and hopefully nails long enough to fully penetrate into the roof decking. Shingles are layered from the bottom up. At the top you've either got a metal ridge vent or a shingle-over vent system (my preference). They either use dedicated shingles for shingling over the vent, or they cut tabs from the shingles and use the tabs.

PS: If the roofing contractor is legitimate and has a good name in the community I doubt you'd have anything to worry about. Most roofs have pretty decent warranties and water intrusion on asphalt shingle roofs usually shows up pretty fast, because the water either flows downhill over the shingles or it doesn't. The places that problems usually crop up is at flashing at chimneys, roof valleys, drip edges, etc. Remember one thing: everything should run downhill, and over the lower object. So everything should be stacked as if you were stacking a stack of pancakes, with the syrup (rain water) hitting the top pancake (the topmost shingles at the roof peak) and running down from there.

Account Closed · Answer

My only concern that I have with hiring a second contractor is that (normally) a contractor is always looking for work / source of income. He will be nit-picky about the work that the first contractor completes and might point out minor flaws (some might be legitimate, and some might be no issue), and he'll offer his services (maybe at a discount) to have those flaws fixed.

What comes to mind is inviting a vacuum salesman over to take a look at a vacuum you just bought from another salesman. They probably won't have much good to say, and then you'd feel like you've made the wrong choice even though the vacuum you purchased is good for the job.

My alternative suggestion would be to talk to local building regulators / inspectors, and see if the roof replacement would need a permit, and an inspection. I would choose an inspector to "inspect" the work done by the first contractor, because then they will be required to sign off on the construction / rehab in order for your transaction to be complete and valid.

Jim Adrian · Answer

Its best if you can get the manufactures rep of the product installed to come inspect the roof.  They know there products and how its to be installed and will stand behind the work and warranty.  In commercial this is done all the time but not sure about in residential. If an installer is not doing quality work then the supplier will stop selling to them.  This eliminates another contractor bad mouthing another to get work.   Look over and take pictures of all roof penetrations.  This is where you will have problems later.

Bob Derwin · Answer

I would suggest that you build a relationship with a good General Contractor.  My GC handles smaller repairs (flooring, walls, appliances, ect), but has roofing, electrical, and plumbing contractors that he works with.  When a repair is needed that is beyond what he can perform, I still have a knowledgeable person overseeing the work of others that I have no relationship with.

Brian Braunhuber · Answer

Account Closed, thanks for your input. I have asked the city if I needed a permit and I was told no.

@Bob Derwin, I am new to the area so I still do not have a GC I can call. This roofer was referred to me by a good friend who is also a Property Manager so I do not think I will have any issues but for future major repairs I just wanted to know how other investor were checking contractor work. Thanks Bob for your help.

Does any one have a good GC in the Austin, Texas metro that they can recommend?

Brian Braunhuber · Answer

@Jim Adrian - Thanks that is a great idea. I will call the Manufactures Rep in the area and see if they will come out and inspect the job after completion.

Brian Braunhuber · Answer

@Jd Martin, thanks for the breakdown.  I think I will check the roof myself and if anything looks out of place then I will call the inspector.

Brian Braunhuber · Answer

@Amber Gonion,  That is a good idea I will call my inspector from when I bought the house and ask him how much he would charge to come out and take a look.

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