How to find quality contractors for a new roof

There’s nothing more basic than the shelter a roof provides.

Fortunately, roofs are quite durable and will protect you from the elements for a long time before needing replacement. But when the time comes, the cost will likely be steep. And unless you choose your contractor carefully, you can spend way too much and receive lousy work.

The keys to a great working roof for a fair price are to hire a reliable roofing contractor, get in writing exactly what will be done and keep a close eye on the job as it progresses. Fortunately, through surveys of local consumers and undercover price shopping, nonprofit Twin Cities Consumers’ Checkbook found many excellent local contractors. Until Feb. 25, Checkbook is offering free access to its ratings of area roofers to Star Tribune readers via Checkbook.org/StarTribune/Roofers.

Checkbook’s researchers found big price differences when they asked companies to bid on several different, carefully specified re-roofing jobs in the Twin Cities. Area roofing companies quoted $11,203 to $24,914 for one job; $9,299 to $18,361 for another; and $12,000 to $21,000 for a third.

Don’t assume a low bid signifies lousy work. Although for each job the highest quote was thousands of dollars higher than the lowest quote, Checkbook found no price-quality relationship for roofing work. Highly rated companies were just as likely to quote low prices as companies that earned low marks for work quality.

Seek several bids for your job. There is no hard-and-fast rule on how many bids to acquire, but in general, the larger the job, the more bids you should gather. If there are large differences between the first two or three bids, you should seek more. And look for more bids when labor — not materials — constitutes a large part of the cost. All contractors pay roughly the same amount for materials, but hourly labor rates and productivity might vary substantially.

If you can’t be present during the estimate, email your specifications in advance. If your roof is fully visible via Google Maps’ satellite view option, many roofers will use software to supply estimates without needing to inspect in person. Use estimators as your consultants. Their feedback can determine what needs work. Then go back to them with the final description of what you want and invite them to bid on the work.

Obtain a copy of the warranty from the manufacturer of whatever materials the contractor will use. Same for a warranty on the roofer’s work, ideally for five years or more. Have the roofer write into your contract: “In addition to all other warranties, if the roof leaks within five years [or better still, 10 years], except as a result of accidental damage, contractor will bear the cost of labor and materials to eliminate all leaks.”

Opt for a fixed-price contract. Specify the exact roof areas and other details, such as whether contractors will remove old shingles, replace flashings and be responsible for cleaning up and hauling away debris. Also establish the exact types and weights of materials.

While you should be able to secure a binding contract at the estimate price, most roofers will insist on provisions for extra charges if they find damaged fascia, sheathing or structural lumber. Most contracts state contractors will perform required carpentry on a “per-foot” or “time-and-materials” basis. Make sure your contract states how the company computes charges, typically per square foot or per linear foot.

Avoid roofers that require big upfront payments. A 10% deposit to secure a spot on a company’s schedule is reasonable, but beware the home improvement scammers who demand a large deposit to buy materials. Reputable contractors have credit accounts with their suppliers that grant them at least 30 days to pay.

Arrange to pay for all or almost all of the job after the work is complete. Most roofers allow customers to withhold all payments until the job is done. Try to arrange to withhold at least a portion of the price until stormy weather has tested your roof.