All Forum Posts by: Jerry V.

Quote from @Kristi K.:

Quote from @Cameron Moore:

Another example: the average roof in DFW is replaced every 6 years and the average cost is $40k. Witht he average premiums falling between $3500-$4k. Do the math on that and we will see that the carriers are not profitable and they also arent charity. We have to find a balance! 

Just curious why the average roof is replaced every 6 years in DFW. I've lived in central Texas for 44 years and never have I replaced a roof less than 20 years old. And $40K per roof??? 

Kristi,
"Mostly" because ... storms do frequent the DFW area. So over the past 20+ years, enough "storm chasers" have come through and many have stayed or opened a satellite office here etc. Those "salesmen" then go swarm any area that gets a report of a storm (even with pea size hail) to talk owners into filing a claim. Many of those will file... THEN, the 3rd party adjusters come out (SOME ins co's still have hourly or salaried adjusters, like State Farm, but most do not) and those adjusters WANT to total a property, even if it doesn't have damage! (many many we see do not have any damage at all) Those independent adjusters make more $ that way, and the Roofing salesmen know it.  Unfortunately it's a game, and it's just gotten more and more convoluted since TX doesn't regulate Roofing, like foundation work, so anyone can grab a hammer and ladder to say "I'm a roofer!" ugggg... (wish a Texas license would happen!)

If you have any specific Roofing questions that I can help with, do let me know.
w/  J's Roofing   Richardson, TX

Dallin, just an FYI ... be sure to fix or resolve the foundation repairs BEFORE you replace the roof! Small roof repairs are usually fine to do, but ... the foundation should be corrected and settled back in place (usually 1-3months, depending on the method and what was done) before the roof is replaced, or you'll void all warranties that the roof had!

If you have any Roofing questions, I/we are local to you and would be happy to help.

w/ J's Roofing   Richardson, TX

Just an informational tip (from a Roofer) ... Always do any foundation work, THEN the roof. If major foundation work, you should wait 1-3 months to do the full roof replacement (depending on the method and how much was done).

Example: If/when we do a full residential roof replacement, if major foundation work is done after that, any/all warranties are void! (our workmanship and most manufacturers too)

Let me know if you have questions about Roofing specifics.  Good luck with the project!

w/ J's Roofing    Richardson, TX

First off, they shouldn't have been Replacing a roof if there's a good chance of storms coming through that day!  Sure, strange things happen but, if there's 30-40+% chance of rain one day, "we" aren't doing a re-roof then!

Chris was partially correct ... the Roofer (Company I hope) should cover costs related to the roof, damage inside, and on/to that property. But probably not covering loss of rent, add'l housing costs, etc.  THEIR Insurance (Roofing Co's) should cover the costs, if they do not or aren't willing to directly. Remember, being NICE and trying to work with them (if they are willing) probably goes farther than trying to force things on them.

w/ J's Roofing - Richardson, TX

It all comes down to Costs... but keep in mind that a full roof replacement, should give you a new Warranty on it, and extended lifetime and lower insurance costs too! I.e. Most Ins Co's give discounts on the Premiums after a new roof is installed, even if just for a little while.

BUT, if $ is an issue ... getting a "partial" roof shouldn't be a problem.  Shingle manufacturers change their colors every 5-8yrs, so you should be able to find the same matching shingle and blend it into the existing.  There WILL be some shade difference, as the existing has weathered for 4yrs now.  If there's any issues with doing this, or the shingles are discontinued, etc etc... then, new full roof! :P

w/ J's Roofing - Richardson, TX

Quote from @Livia Adams:

Quote from @Chuck E.:

This issue has occurred several times at different properties: tenants complaining that the AC isn't cooling to a ridiculously low temperature when the ambient temp is about 40 degrees warmer. My response has been that a professional does preventative maintenance annually and confirms working order of the AC. Upon receipt of these complaints I'll personally check the temp splits ("delta T") in several rooms to confirm they are still within the acceptable range. If the tenant is still not happy I let them know they're welcome to purchase a window air conditioner so they can attain their desired living conditions. 

The AZ Landlord Tenant Act doesn't specify a mandatory minimum temp that must be attainable. It only states that "reasonable amounts" of "air-conditioning or cooling, where such units are installed and offered" must be provided (ARS 33-163). Well, I'm sure you can agree that 68 degrees is very unreasonable with an ambient temp of 114. I've received another complaint that the temp won't reach 74, but this was on their move-in day when the thermostat was at 82 the previous day. Obviously it takes time to reach such a low set point on a very hot day.

Here's where I'm looking for advice: What is the lowest reasonable temperature to set the thermostat in the dead of the summer? (I keep my house at 81 degrees so I feel rather apathetic to these issues.) Any advice on how to cordially respond to these 'work orders'?

As a Florida tenant myself we are actually asked by the building to never have the AC above 76 in summer.

Also 68 degrees is not unreasonable at all.

I sleep at 67 degrees and sometimes 65 if it’s really hot outside.

I have been in homes where they dont cool below 74 and it does not feel reasonably cool at all especially when it’s hot outside.

So 68 degrees is a very reasonable temperature and any normal working AC should be able to handle it unless the tenants keep the windows open.

 I must be "weird" or something (68!?) ... here in Dallas it's been over 100 each day for a while now (is the norm here).  But, having my AC's on anything lower than 78-79 and it feels COLD! I know, some are saying "what!?" lolol  I've kept my old R22 units going, yes having to recharge them every other year, but no problem (buy my own can of R22, and do a simple charge up (with a can of Sealit "stuff" now)) but, that's MUCH cheaper than a whole new system, which I do know has to come in the future.  But also, since the industry is changing AGAIN, now to R32 or R454B (A2L's), I have my sights set on getting Daikin units, using the non-proprietary R32.  (sigh)-> R22 is/was a good refrigerant ... sad to see that it's gotten pushed "out."

Quote from @Owen Rosen:

Happy to provide guidance on this

Then ... "provide guidance!"  I'm sure the OP and others are awaiting your invaluable advice! (opinion?) :P

here's what may be the best advice you can get on a project like this ... find the Best Roofer in your area to help with this!!! LOL  If there's going to be problems down the road, their advice or forethought as to the planning/building of the structure, at least the flooring/layering on top of the existing structure, is going to be sooooo vital.  With good intuition, any future problem can be easily dealt with when they arrive.

w/ J's Roofing - Richardson, TX

Todd: With a roof that is only 2yrs old, HOPEfully you still have some warranty from the Roofing Company that installed it. (Ex: Even on small roofs we give warranties! (longer than 1yr!))

And for Wing/Hail coverage, also know that there has to be quit a bit of damage for them to cover(replace) the WHOLE roof... that means that small damage that usually would occur due to high winds, are not covered!  But that's okay, because small repairs should only be $150-400. IF you have a good/reasonable Roofer to call on (like us!). lol

PM with any specific questions.  w/J's Roofing - Richardson, TX

@Greg S: In Texas, they wrote a law specifically stating that the property owner must show proof that the Deductible amount is/has been paid.  Sure, there are always "ways" to do things but... must be careful and if there are any issues or hiccups, someone will definitely get in trouble!

You should, get quotes from local Roofers there, that have longevity in the area but that you do NOT hear on the radio, see on TV, etc! :)  And get this/these quotes for ONE of the properties... once you narrow it down to 1-2 roofers, THEN approach them to say something to the point of ... "I like your proposal but I have a question, I have 4 other properties to do as well. If you write a quote for those for me, is there a deal to be made for doing all 5 of them!?"  And see where that takes you!  "I/we" certainly work deals on multiple properties! :P
w/ J's Roofing - Richardson, TX