All Forum Posts by: Jerry V.

A "few" shingles shouldn't cost $1,200 to fix/repair.  It sounds like you have the basic 20/25yr 3tab shingles, which yes are prone to "flip up" or break off, esp as they get older.

Find another local Roofer, that for sure taunts that they do Repairs, will warranty their work, and get the repairs done.  But again, even if it was a 1-2 bundles to do, shouldn't cost near that $1,200 amount.

(w/ J's Roofing  Richardson, TX )

(from a Roofing Co!) Ummm... as others have noted, nothing is "free" and yes they are probably including the price of a "cheap" new roof in their arrangements.  OR, they are hoping that you (or they) can file an Insurance Claim to help get that new roof!  But since you are the NEW owner, any past storm damage is not covered now soooo....

We are not fans of "Solar" so (did you catch that Roof Vent reference!? lol), don't know all the tricks or things that they do but... if you really want Solar, get other quotes then you can at least compare them!

Good luck on the project!

w/ J's Roofing - Richardson, TX

Heya Marc, are WE doing the Roof for you!? :D

If I/we can help out with that, do let me know.

w/J's Roofing - Richardson, TX

Yes, Ins co's are getting picky!  St Farm is probably going by the last date they see for any Claim or Permit (if any).  Most (all?) ins co's are going sky high on rates, AND being picky as to what new policies they write and/or renew.  We, as a Roofing Co, talk and deal with MANY clients that have aging roofs, and yes are fine, but the ins co is either wanting them to: replace the roof; pay a higher delectable; not have coverage for the roof; or drop them!

Seems like a year point right now are roofs 15yrs or older.  But 1 Broker told us that some of his carriers are only writing policies for roofs less than 8yrs old! :(

Soooo.... depending on it's age (which you didn't state); perhaps Repair the roof, then shop Ins Brokers (usually out of state ones are best!) and find one that will work with you.

w/ J's Roofing - Richardson, TX

(from a Roofer!) Dan, no one will know the exact condition of the roof and/or HVAC other than yourself, because you are there!

I'm surprised that your insurance carrier is still covering the property though with the roof being that old.  "That" alone (the age of it) may come into play soon, as most ins co's are getting very tight on the coverages and policies.

Without seeing it, but knowing the climate, I would lean towards replacing the roof ... with a decent but not high end product. (shingles?)  Here in Texas, most people wait until a storm knocks the roof out before replacing it.  That could be 20yrs, or at times here it is every 4-7yrs! (seriously!)

I'd ALWAYS go through an Insurance Broker to obtain a new policy! And, ones that are out of state but can still write a policy where your at are usually the best option! :)

But yes, Ins companies are changing a LOT of things now.  Many co's even pulling out of place like FL, TX, OK because of the repeated storms and continued claims. (our rates are going sky high!)

And the "norm" is not even close to what it used to be ... with many carriers going up to 1.5-2% Deductables for storm claims; or not writing policies for roofs older than 15yrs (some 8yrs!), etc etc etc...

If you'd have any questions about Roofing let me know and I'll be happy to help.

w/ J's Roofing - Richardson, TX

Mellissa, Even with a "tile" roof... most builders still only give a 1yr warranty on everything, unless the paperwork says differently!

And, it is not uncommon to tiles to have cracks, or crack/break after an initial installation. Just like the rest of the house, the roof is also shifting and settling in... if they made the roof "tight" then yes you are going to have some places where corners might break or things happen.  Or, could just be that they were slightly cracked to begin with and now have opened up more so.

Whatever the case, it's usually not a big deal to repair and/or replace them!  The property should have extra tiles left over from the build, use those to replace any needed tiles. (a Roofer) And that same Roofer can take off the Cap of the gas exhaust pipe, install the storm collar, and reinstall or replace a new cap back on. (sometimes the caps bend or break trying to get them off) All in all, it's not a complicated job for a Roofer that knows tile roofs. You shouldn't have to pay a ton for this repair, so don't get suckered by some trying to say "oh it's a hard and complicated job!" :P

But yes, a good Roofer / Roofing Co will know how and where to walk on the tile (not kidding!) , how to take them apart and back together, and where to find more tiles should more need to be gotten.

w/ J's Roofing - Richardson, TX

Keep in mind, that to have/form Mold, the water leak has to be persistant usually over a longer period of time.  A leak that just happened, or seen/caught shortly afterwards, usually does not have enough time to leave behind the chemicals and moisture needed to form mold.

Like was said, a small sheetrock repair is cheap to do/fix if you want to test it yourself.  Then, be done with it. :)

w/ J's Roofing  -  Richardson, TX

Victor, sorry buddy but ... your wrong "now."  Before, "acts of God or Mother Nature" weren't supposed to count against the policy... Just like "Zero Paid Claims" weren't either.  NOW they DO! Just as, they (ins co's) are now cancelling policies where the roofs are 15yrs or older! :O  Hey, that makes us Roofers more $ but, it's not supposed to be like that!  They (ins co's) wanted our industry (Roofing) to come up with better-longer lasting materials, like Class 4 shingles, so they wouldn't have to pay for replacing shingled roofs so often Fine, it happened.  NOW, it's almost as if ... you might as well put the cheapest but decent grade shingle on because, after 15yrs you won't have coverage anyway! (sigh)  There's a LOT more into it but, that's the basics.

To Mathew (OP), you said the roof needs Repairs, but you talk as it needs to be "replaced," which is it!? :)   Perhaps you'll have to work WITH a local Roofer to replace your roof (or do repairs), then you'll save $ and have an Invoice showing it was done, for whichever Ins Co you are with. :D w/J's Roofing  Richardson, TX

Sam, I/we are not close to you at all but ... I believe you can search here or on other local to you sites, for a local Roofer that does small repairs.  Look for: longevity in business, warranties their work, and a "fair" price (not the cheapest!). Like ourselves, we're not the largest or highest positioned on search engines, but we're all "hands on" (doing the work ourselves, no salesmen!), and have been in business for 23yrs now.

If you can find a local small company like us in your area, that is what your needing! (in my opinion) Happy to help with any questions.  But "pricing" is subjective to your own state/area.

w/ J's Roofing - Richardson, TX