Update:According to the inspector, the roof needs to be changed out soon because the shingles are cracked, some spots are showing the foundation that it is glued onto.

No tear off , right over the shingles .  

I am assuming they are computerized, and not using typewriters and mimeographs to produce the documents, so...  20 minutes? 

A 988sf roof w/ a 6/12 pitch is only 1,105 square feet of roofing w/ a 10% material waste that's ~12 squares of shingles.Roof Quantity CalculationOakridge roofing shingles are $140/sq at Lowes.12 squares*$140/square = $1,680 in shingle materials + a few hundred dollars of underlayment and flashings, so there shouldn't be more than $2,000 in materials.So in other words your Contractor has quoted you $9,000 for labor for a roofing job that will likely take a crew of 3-4 guys one to two days tops. 

Let's say (and this is not a hypothetical) that the first time your 'go to' hands on maintenance person does a 'no call no show' when investigating a say, water rot issue where it seems like some shingles may be failing up close to the corner of a house's gutter system/etc. 

The best thing you can have ready would be some tarps, a couple dozen 1x2 wood strips to hold the traps down.....if you lose a bunch of shingles you need to cover the roof....it will be a couple of weeks before you’ll likely get someone else to do it.

Hi all,My sister needs some work done on a SF rental she has- had two quotes come out from the tail end of last year but haven't gotten to it yet due to life getting in the way- are there any professional gutter/roofe...

If so, were permits pulled & were they installed by a professionalAre any of the homes rented to studentsIs there a flat roofare there asbestos shingles - Heating systems- PlumbingSome companies will not write properties with systems that have not been updatedThe Year that the following were updated (either partially or fully) would be good to know:- Heating systems- Roof- Plumbing- electricalSome companies will not write properties with systems that have not been updated.As long as you are living there, the proper policy for a 1-4 family is a "Homeowners" policyc.

Inspector happened to find defective substrate in the asphalt shingles; a major defect not visible from the ground. 

About $1800 in random repairs, some missing cracked shingles, hvac drainage line repair, a few electrical items, minor mold in crawl,  drainage line on pressure relief valve of water heater The most annoying part was that the appraiser said the railings on the porch had to have gap less than 4 inches.