Roofing Blog Archives - Page 6 of 8

Jul17

Roofing Blog

The Pros and Cons of Tile Roofs

Choosing a tile roof is often based on aesthetics. They are stylistically inviting and alluring in their call to the use of tile roofing throughout history and in mediterranean climates. Tile roofs are not only appealing in their looks but also in their durability and ability to handle a variety of weather hazards that have the potential to impact a roof in the course of its life. Below we discuss all these aspects of tile roofs and more to show you the advantages and disadvantages of tile roofs and provide more information about them.

Tile Roofs: General Info

Overall, tile roofs are known for two main things: they are highly durable and very expensive. Tile roofs frequently cost double or even triple the price of shingle or even metal roofing. At the same time, they are known to last much longer. Some tile roofs can have a life expectancy of 50-70 years, which far surpasses the life of a shingle roof, which can be as low as 10-15 years (although with new shingle manufacturing technology this life expectancy has gone up in recent times to 25-40 years). Therefore, tile roofing can be viewed as an investment which pays off in the long run.

Tile roofs are also known for being very heavy, especially if traditional clay tiles are used. To deal with the weight, the structure that is built to hold a tile roof is generally designed with extra structural support by the architect or engineer. Newer tile manufacturing technology, using concrete, has made tile lighter and cheaper, but even a concrete tile roof cannot go directly onto a structure that was engineered for shingle or metal roofing.

Traditionally tile roofs have come in the Mediterranean style, consisting of barrel or overlapping s-tile shapes reminiscent of Spain or Italy. Nowadays, however, tile comes in a variety of shapes for homeowners to choose from. They can mimic wood shingles, shake, or even slate. Flat concrete tiles are used to achieve these looks and are highly popular at this time.

Tile Roofs: Pros

The biggest advantage of tile roofs is the longevity of their lifespan and their ability to weather extreme events including windstorms, hail, hurricanes, and earthquakes. A well crafted tile roof can stand up to decades of wear and tear without developing leaks or other issues.

These roofs are also great insulators, which keep homes warm in the winter and cool in the summer. This also keeps the attic temperature down in the summer which helps to prolong the life of the roof’s wood decking and prevent dry rot in the plywood.

Tile roofs come with many unique accents, life cloaked attic vents, bird-stop, hip and ridge tiles, and other options. They also come in a variety of coloring from traditional burnt umber, reds, or browns to moss or seafoam green, various greys, and bright or muted blues. With all these touches roofs have the ability to complement any home’s style or aesthetic no matter the exterior color, trim, decorations, and landscaping.

Tile Roofs: Cons

The main disadvantage of a tile roof is its initial cost. As mentioned above, a tile roof usually runs several times that of shingle or metal. Typical prices run between thirty thousand and seventy thousand depending on the size of the house. Although roofs do not typically need replacement for about fifty years, once it does need replacing the replacement cost is just as high if not higher as the initial cost.

Another con is that tile roofs are in a way very brittle. The tile can easily break from objects hitting it or even a person walking on the roof, if that person is not properly trained in how to walk on a tile roof. Tile roof repairs, therefore, are rather costly and require a tile roof expert, who will not leave the roof in a worse shape than it was before.

Finally, tile roofs require special structural support, which requires input from an engineer or architect. This can also result in additional costs and must be handled with great care.

If you have any questions about roofs or want a free estimate for your roof repair or replacement in the Palm Coast, Flagler, or Volusia area, please give Florida’s Best Roofing a call at 386-263-7906!

Jul3

Roofing Blog

Popular Roofing Upgrades

Replacing the roof of your house might not be an exciting or glamorous improvement to your home, but it is one of the most important. A high quality updated roof made of technologically advanced and upgraded materials can extend the life of your home and raise the value of your property. It can also save you in insurance costs if you inform your insurance company about your roof upgrades or get a wind mitigation inspection. Although the roof serves a necessary function, it can also add to the aesthetics of a home, provided that it is carefully chosen and installed well. There are ever increasing advances in the technology of materials and installation. Taking the time to find a good contractor who can provide you with a selection of roofing materials that will complement your property can go a long way. It is also important to consider attic ventilation and internal climate control in roof replacement. Below are some upgrades to consider when replacing your roof in the current climate.

Shingles

Choosing the right, energy-efficient shingle is key. Shingles are the most common choice of roofing material in our area. Asphalt shingles are a great, long-lasting and cost-efficient roof covering. Although they have been in use for many decades, in recent years, especially in the last ten or so, there have been many technological advancements in shingle manufacture. There is a huge variety of shingle color and styles now available, with differing advantages and warranties. It is important to do your research before selecting your shingle. If you are replacing your roof now, it is probably at least 15 years old, if not more. In the past, 15-20 years ago, the most commonly used shingle was the 3-tab shingle with a 20-25 year warranty and 60 mph wind resistance. Now, the most commonly used shingle is architectural, with a limited lifetime warranty and 130 mph wind resistance. That is quite an upgrade! There has also been an increase in color and styles available, including designer colors to choose from, which can add to the appearance of the property. Reflective shingles are available which can diminish the impact of the sun in particularly sunny areas, like Florida. Their granulated surface reflects the sun’s rays and can even lower interior cooling costs.

Gutters

Gutters are a great way to increase the life expectancy of your roof. They are low maintenance and can be complemented with gutter guards, which will decrease the need for cleaning out gutters on a regular basis. They are an essential roofing component that improves the function of the roof and prevents water damage. Gutters channel water away from the roof, particularly in areas prone to water build-up or standing water, which can quickly damage the roof and cause leaks. Older versions of gutters had a tendency to get clogged with tree debris, leaves, and pine needles. They required frequent and regular maintenance to keep their functionality. Newer forms of gutters are almost seamless, making them much less likely to leak or trap debris. With gutter guards, maintenance becomes practically unnecessary. Gutters now come in a variety of shapes, styles, and colors making it easy to choose gutters that will complement the style of your roof and your house.

Roof and Attic Ventilation

Improving the ventilation of your attic space can go a long way in extending the life of your roof and saving you money on heating and cooling costs. In the summer, especially in Florida, attics get as hot as a furnace, particularly when improperly ventilated. The buildup of the heat radiates to the rooms directly below the attic, which increases cooling costs. Super-heated attic spaces also have the potential to damage or prematurely degrade roof covering. Keeping the attic, and your house, cooler is extremely important. To make sure that this is the case consider installing ridge vents, if the shape of your roof makes this possible. Ridge vents are the best at ventilating attic spaces. Ridge vents are also great aesthetically, as they are barely visible from the ground. They also come in a shingle-over style which blends in perfectly with the rest of the roof. Ridge vents expel hot attic air as cooler air is drawn in through the soffit, so it is good to make sure that your soffit is also functioning properly.

If you have any questions about your roof, need a roof inspection, or want a free estimate for your roof replacement in the Palm Coast, Flagler, or Volusia area, please give Florida’s Best Roofing a call at 386-263-7906!

Jun22

Roofing Blog

Should you Buy a House with an Old Roof?

Should you Buy a House with an Old Roof?

When you are buying a house there are a ton of variables to consider. It is time consuming and potentially stressful to find a house that exactly fits all of your specifications. Once you find that at a suitable price, there is still a need to have it inspected to make sure that there are no hidden problems. So what should you do if the house you are considering fits your ideal in every way, is located in a great neighborhood, falls into your price range, but has an old roof? Well, take a look at the information provided below to help you make your decision.

How Old?

The first question to consider is how old exactly is the roof? For this you need to find out the age of the house and whether the roof has ever been replaced. This information is typically available from the local property appraiser’s public records online and from the city or county building department, whose records may be online or require a phone call. You can also ask the information from the realtor and the sellers, who should ordinarily provide it to you.

It is important to keep in mind that unless you are buying or building a new house, the roof will be somewhat aged. Even if the roof has just been replaced, the sheathing (the wood decking) is typically not completely replaced (unless the whole roof was in very bad shape).

Some roofs can last up to or even over 30 years, depending on the material used and the weather conditions in the area. So, once you know the age, it is important to ascertain the roof’s condition.

What’s the Condition?

Make sure to check the condition of the roof both on the exterior and in the attic. You can do this yourself or hire an inspector. It is important that the inspector knows roofing materials, how they age, and how they should be installed. For this reason, you should consider getting a roof inspection from a professional roofing contractor. Most reputable contractors will do this for a modest fee.

On the exterior of the roof you need to check for missing or damaged surface materials, like shingles or tiles. Loss of granules (the rough exterior of shingles) can also be a cause for concern. Look for granules (they look like sand) in the gutters and around the exterior of the house. Also check for soft spots on the roof, as this is indicative of dry rot in the wood sheathing, which usually results from poor attic insulation. Stains and mold or algae growth can also indicate problems already in place or problems to come.

Warning Signs

Roof replacement is an expensive process. Even roof repairs can easily run $1,000-$5,000 dollars. So, it is important to know when a home is just not worth the investment. Below are some warning signs that big expenses will arise in the near future.

Are there missing shingles or tile on the exterior? Are many shingles loose and easily liftable? If this is the case, the roof is no longer doing its job of protecting the interior from water. This indicates potential water damage on the interior, which means that you will not only bear the cost of fixing or replacing the roof, but also interior damages as well.

Do you see any signs of rotten wood or mold? Check the interior ceilings and walls, the wood sheathing and trusses in the attics, and check for soft spots on the roof. Rotten wood, in any part of the house structure, signals major damage and major repair costs, likely requiring full roof replacement and potentially hiring a framer and/or an engineer to make sure that the structure is sound.

In the attic and in the interior of the house check for stains, even small ones. These can be found on the interior of the decking, the ceilings, and even the walls. Feel the area around any stains you may see to check for softness, as this indicates potential rot in the wood. Rotten wood is indicative of ongoing damage and costly issues in the future.

Conclusion

So, should you buy a house with an old roof? That depends on the condition of the roof. If it is aged but in good condition and all other parameters of the house suit, then it is a fine investment. If, however, you notice some of the problems mentioned above, you might want to reconsider the purchase. The seller may be willing to negotiate the price or do roof repairs before the sale. While this depends on the market, it does not hurt to ask. When buying, just make sure that you are aware of present and potential future costs and how much you can afford to spend. And, finally, make sure that you have the home and roof inspected by a qualified individual.

If you have any questions about your roof, need a roof inspection, or want a free estimate for your roof in the Palm Coast, Flagler, or Volusia area, please give Florida’s Best Roofing a call at 386-263-7906!

Jun5

Roofing Blog

Start of Hurricane Season: Roof Preparedness

We have just entered the month of June, which, as most Floridians know, is the start of hurricane season. For the next several months we will all be closely watching the weather and the endless news coverage of every named storm in the Atlantic. Last year was record setting in this regard with 30 named storms, 13 of which became hurricanes. These storms battered the southeastern United States and caused billions of dollars of damage. As the 2021 season gets started, most Floridians are considering their levels of storm preparedness, from stockpiling canned goods to finally investing in a generator. We are here to focus on a specific facet of storm preparedness: the roof.

Before we get too far along into hurricane season, it is important that you evaluate your roof’s preparedness, as roofs are one of the parts of the home that are most prone to damage from hurricane or tropical storm force winds. The roof is at the forefront of any home’s weather defense system. To evaluate your roof’s preparedness we advise that you take two steps, both discussed below.

Step 1: Determine Current Condition

Your first step should be determining the current condition of your roof. First, determine how old it is. Most shingle roofs reach their life expectancy at about 15-20 years. Tile and metal roofs may last up to 30-40 years without need for repair. Every roof, however, is different. In addition to finding out how old your roof is, you should give it at least a cursory ground level inspection. Are there any missing or broken shingles or tiles? Check from the interior as well. Inspect all your ceilings to check for any leaks, including dark spots that may indicate a leak is starting. If you see a leak on the inside, broken or missing roofing pieces on the outside, or any other indication of damage, it is imperative that you call a roofing specialist.

Roof problems do not fix themselves, and they inevitably get worse over time. If a roof is already compromised, any upcoming storms could cause major damage to the exterior and potentially the interior of the house. Plus, most roofing contractors offer free estimates, so there is no downside to talking to a professional and getting their evaluation. Roof inspections can cost money, so make sure that you ask for an estimate, not an official inspection. If you do not see any problems but are not confident in your evaluation, or if your roof looks ok but it is approaching its life expectancy, it is best to consult a professional. Again, you have nothing to lose and it is better to be safe than sorry.

If you do call a roofer, and they recommend roof repair or replacement, give this serious consideration. You may want to first take the step of contacting several companies and getting a second, third, or fourth opinion. If all the contractors you call give you the same evaluation, this is a good time to take the step of replacing or repairing your roof to make sure that you are protected in the case of a storm. Because roofing is expensive, cost may be prohibitive in this case. There is good news, however. Most contractors, like Florida’s Best Roofing, offer financing options at little or no interest. Additionally, your roof damage may be covered by insurance, which brings us to step 2.

Step 2: Check Your Insurance Policy

This is also a good time to verify the details of your home insurance policy. Do you have one and is it current? Does it cover your roof and dwelling at replacement cost? What is the deductible? Check this carefully, because most insurance policies have a separate deductible for all named storms (tropical storms and hurricanes) called the hurricane deductible. The hurricane deductible may be $500 or $1000, but most often it is 2-5% of Dwelling A coverage, which in turn is 80% of the property’s estimated worth. This means that often the hurricane deductible is upwards of $4000 and sometimes even upwards of $10000. It is important to know this number as it will be the out of pocket cost you will bear in the case that a hurricane or other named storm damages your property.

You also need to look into your responsibilities in filing a claim. Usually, this involves noting the date of the damage and taking care to prevent further damages by taking mitigating steps, like tarping a leaky roof. Furthermore, it is important to know the number to call in the case that you need to file a claim. This is not your insurance agent’s number with whom you typically communicate about your policy. Instead, it is the number of the insurance company’s claims department which can generally be found at the top of the policy and on the company’s website online. Finally, make sure to find out if you have any wind or weather damage on your roof prior to the occasion of any named storm hitting the area. If you do, then you may need to file a windstorm claim for that damage before a hurricane hits. This way you will be prepared with a stronger roof for hurricane season and you may not have to pay the hurricane deductible, since in the case of un-named storms the regular, other perils deductible applies, which is typically much lower.

Please take a moment to check your roof preparedness as we enter hurricane season. If you have any questions about your roof, your insurance coverage for the roof, or want a free estimate for your roof in the Palm Coast, Flagler, or Volusia area, please give Florida’s Best Roofing a call at 386-263-7906!

May23

Roofing Blog

Material Shortages and Price Hikes: What’s Going On?

You may have noticed the rising cost of materials along with a reduction in the variety and availability of materials in the construction industry lately. If you have entered into any construction or renovation project in the last year, this probably affected you. This has been most widely noticed in the lumber industry, with the price of a single sheet of plywood more than doubling in the last six months! At the same time, there have been reductions in the variety of colors available for products like paint and asphalt shingles. Additionally, many projects are delayed by weeks or even months while contractors wait for material deliveries in accordance with customer desires and demands. So, you may be thinking, what’s going on?

Here we will attempt to provide some insights into that question and the overall situation. Unfortunately, there is no easy simple answer, and lumber prices are not sky-rocketing due to a sudden tree shortage. Instead, the answer lies in the ties between the construction industry and the real estate market, international trade, recent severe weather events, regulations from local to state to federal levels and how all of these factors have been affected and complicated by the past year and a half of the COVID-19 worldwide pandemic.

Obviously, it would be impossible for us to cover all of these topics and their connections in detail in a blog post. What we will endeavor to do, instead, is paint the picture in broad strokes with a few illustrative examples. Hopefully this will give you a better idea of why you may be facing delays, constricted choices in materials, and higher material costs if you enter into any construction or renovation project in the current climate.

One of the biggest issues that has been directly caused by the pandemic is lowered imports. While most finished construction materials used here are made in the USA, some of the raw materials that are used in their manufacturing process are imported from other countries. Due to the pandemic, many countries have instituted quarantine periods for foreign imports, which–while necessary for health and safety reasons–delay the arrival of goods. This is coupled with a reduction in the labor force, foreign and domestic. When social distancing guidelines went into effect, all sorts of companies including suppliers and manufacturers reduced their production rates. To comply with social distancing the number of workers on a production floor at any given time had to be reduced. These changes were compounded from raw material extractors to transporters and distributors to manufacturers to suppliers and on to contractors. This resulted in delays as well as a reduction in overall supply of construction material.

This reduction in supply was initially offset with a reduction in demand. Due to quarantine/shelter in place regulations alongside increased job-loss and unemployment at the start of the pandemic in the spring and early summer of 2020, fewer construction projects were taking place, so demand for materials was lowered. This began to change in late summer of last year.

The first change was precipitated by the number of hurricanes and tropical storms that hit the southeast and gulf coast region of the USA during the 2020 hurricane season. This season was one of the most prolific in storm formation on record. Out of 31 (sub) tropical cyclones that were detected, all but one became a named storm. These storms caused extensive property damage in the areas that were affected by them. Thus the demand for construction materials in those areas rose sharply. And remember, this happened during a time period when supply was already unusually lowered by the pandemic and the regulations that were imposed, by both governments and private businesses, to combat the spread of the virus.

To keep up with increased demand during a time of lowered supply, manufacturers took two steps. They diverted some resources from areas not affected by the storms to areas that were. Second, some manufacturers cut down on variety for the sake of increased production. For instance, some roofing shingle and metal manufacturers took certain colors out of production (temporarily) in order to optimize the production process. This led to even further demand for color varieties from manufacturers that still made, for example, blue shingles, which meant ever increasing delays for the consumer or limited choices. As demand began to outstrip supply, prices began to rise.

By the end of the fall of 2020 we were in a situation where demand for construction materials was becoming higher than supply, material varieties were lowered, prices increased, and delays were becoming more and more common. Over the winter of 2020-2021 many regions, most notably Texas, were hit by unusually severe winter storms. Because these regions did not usually have severely cold weather like this, many manufacturing plants were located there which were not built to withstand such weather. These plants were damaged by the storms and temporarily shut down afterward until they could be repaired and brought up to code. For instance, the two plants that manufactured the foam used to adhere tile to roofs in some tile roofing practices were both shut down. This led to a further fall in supply across the board. But demand kept rising.

As vaccine distribution in spring of 2021 began to take hold and social distancing measures were relaxed, manufacturers began to return to their normal supply production, but incrementally. In the meantime, the same changes along with several rounds of stimulus checks, decreasing unemployment, and low interest rates led to a sharp rise in demand. The real estate market boomed (it had already been quite robust for much of the pandemic). Homeowners were getting back to renovation projects they had put off for much of last year. Although supply was slowly returning to normal levels, rising demand continued to stay ahead, widening the gap. Prices of materials rose sharply–they are still rising. Contractors have begun to raise prices to offset material costs. At the same time, delays and variety limitations continue.

While we all hope that supply will ramp up to catch up to demand soon, it is unclear how long this will take. In the meantime if you have any questions about roofing material pricing or availability or want a free estimate for your roof in the Palm Coast, Flagler, or Volusia area, please give Florida’s Best Roofing a call at 386-263-7906!

May7

Roofing Blog

Asphalt Shingle Packaging, Transport, and Delivery: Part II

In our previous post we covered the in and outs of asphalt shingle packaging and the shingle transport process. We explained why it is too taxing in time, space, and manpower for most roofing companies to store and transport all the shingles and other supplies to each job site themselves. Asphalt shingles, in the amounts it takes to cover an average roof, are too bulky and heavy for it to be efficient for every contractor to store them in their own facilities and load them onto every roof they install or replace. Operating more efficiently and deferring storage and delivery costs lowers service prices and saves money for customers and consumers in the long run.

As mentioned in the last post, there is a system of supply companies in place with the infrastructure and equipment to handle the logistics of shingle storage, transport, and delivery. Roofing supply companies are generally either national or regional companies that deal with dozens or even hundreds of roofing contractors and can efficiently handle the volume of that work. Each supply company’s regional office buys materials in bulk from manufacturers to temporarily store at their location. Roofing contractors submit orders to a local supplier’s office for delivery.

Most deliveries are destined for a specific job site, which are submitted by the contractor to the supplier. Occasional deliveries are also scheduled for contractors’ offices. These are lower in frequency and contain items that need to be on hand daily for repairs and emergencies, like different types of vents, nails, flashing, small amounts of shingles in various colors, and other such supplies.

Deliveries to job sites are scheduled for a specific day by the contractor, but they are organized by the supplier. Ideally the date is convenient for the property owner, fits well into the contractor’s schedule, and matches the supplier’s schedule and material availability. Ideal situations are, unfortunately, fairly rare, so there is always some compromise and give-and-take. For this reason, although it is desirable for shingles to be delivered to the roof the morning of the day on which they will be installed, occasionally the delivery date may be a day or longer from the installation date. The installation date can be delayed due to weather, the contractor’s schedule, or homeowner’s preference since shingle installation is a loud and disruptive process. Material availability, which has been particularly adversely affected by the COVID-19 pandemic, can also delay delivery dates, especially if a property owner is intent on a specific color or shingle variety.

Once the delivery date is set, the supplier analyzes all the deliveries they have to make that day, the locations of the deliveries, and the landscapes of these locations. Landscapes can factor into how deliveries are to be made and which trucks can be used due to distance between houses and other structures, types of driveway, locations of trees and shrubs, and other elements of this sort. Materials are organized by geographical area and truck. Several trucks go out each day to make a number of deliveries, depending on order size. Often, each truck will be loaded once for a morning delivery and another time for an afternoon delivery.

There are two types of delivery: roof-top and ground. Each one is exactly what it sounds like. In ground delivery, the shingles are simply removed from the truck and left on the ground near the property, usually on pallets, either on the driveway or the lawn near the house. In cases like these, the roofers are the ones who later haul the shingles up to the roof, often using ladders and an assembly-line system. As discussed previously, this is not ideal since it is time consuming and labor intensive. The reason for ground drop can be one of many, but all really boil down to the delivery truck being unable to get close enough to the house for roof-top delivery. The trucks are very large, so if there are other buildings very close by or trees or other elements in the way, the supply company may decide it is not safe to do anything but ground drop. This is also done if the driveway is blocked by something immovable (like a broken-down car or a storage container) or if the driveway is covered in paving stones, which can look great but most often cannot handle the weight of a shingle delivery truck. Ground drops are usually ok (not preferable) for one story buildings, but cause a lot of problems with taller structures and can result in price increases to compensate for time and labor.

Roof-top delivery is the better and more frequently utilized option for contractors and suppliers. There are two types of trucks capable of roof-top delivery: trucks equipped with conveyor belts and trucks with boom-cranes. Trucks with conveyors must be loaded, usually one bundle at a time, from the ground and unloaded on the roof. The conveyor carries one bundle at a time up to the roof, where they are stacked by employees and arranged in a way convenient for the installers later. Boom trucks use a crane and forklift system to carry shingles up to the roof one pallet at a time. The pallets are then unloaded on the roof and shingles are arranged for the installers. Which of these two types of truck is used is determined by the landscape around the house and the shape of the roof.

Once the shingles are delivered, it’s time to get to work. If you need work on your roof or have any questions about shingle delivery or want a free estimate for your roof in the Palm Coast, Flagler, or Volusia area, please give Florida’s Best Roofing a call at 386-263-7906!

Apr11

Roofing Blog

Roof Estimate vs Roof Inspection

If you have ever found damage to your roof, bought or sold a house, dealt with a roofing contractor, or even bought or changed a property insurance policy you probably heard the terms roof estimate and roof inspection. Some people think that these terms are interchangeable, but they actually refer to two different processes. While both services are offered by reputable roofing contractors, they each involve different procedures and separate results. There are also separate situations that call for either a roof estimate or roof inspection. The information below will explain these differences to you and help you make the decision between a roof estimate and a roof inspection when it comes time to deal with your roof.

Roof Estimate

If you have ever seen an advertisement for a roofing contractor, whether on a billboard, the side of a truck, a tv commercial, a newspaper, a postcard, or anywhere else, you have probably seen the words “free estimate.” Almost all reputable roofing contractors provide free estimates as part of their marketing strategy. These are essentially a bid that the contractor offers for performing work on the roof ranging from a small targeted repair to full roof replacement. Just because estimates are part of a marketing strategy does not mean that they are frivolous or worthless. They are absolutely necessary before any work on the roof can begin. In fact, when you want roof repair or replacement it is recommended that you get an estimate, again usually free, from several reputable contractors in order to make the best decision for your home and your budget.

A roof estimate is targeted. The process gets started with a call from the homeowner to a roofing contractor and a request for either a repair or a replacement estimate. Usually there is a reason behind this call, such as a leak or visible damage on the roof. Once the call is made, the contractor most likely will schedule an appointment with the homeowner for a company representative to come out and take a look at the roof and the damage. Occasionally, roof replacement estimates may be given without anyone actually going up on the roof, using satellite imagery, but most often contractors like to take a look at what they will be dealing with. During the appointment, the roofing contractor’s representative will evaluate the roof and the damage and make an educated guess, based on material/labor costs and previous experience as to what it will cost to fix the problem or replace the roof. This is why it is called an “estimate.” The amount estimated is liable to change based on what is actually encountered by the roofers once they begin work. There may be hidden damages that are not visible until the uppermost material is removed. For this reason, the estimate provided by a reputable roofing contractor will most often have language in it that names instances in which the final price may change.

Roof Inspection

Now that you know what an estimate entails, let’s talk about what a roof inspection involves. A roof inspection, unlike a targeted estimate, is a full analysis of the whole roof system, including the rafters, the decking, and the roof covering. The inspector goes up on the roof to check all the pieces including the main covering (shingles, tile, metal) as well as other components like the vents, gutters, drip edge, and flashing. The inspector will also go up in the attic to check the wood that supports the roof and the roof deck that supports the covering. They also check for leaks on the interior ceilings. All materials are evaluated for efficacy, damages, and longevity. A roof inspection will detail any issues that your roof may have, potential issues that may arise, and how long the roof is expected to last. Unlike an estimate, a roof inspection typically does not provide a price for work to be done; instead, it details what work should be done for which you may want to get an estimate (or several estimates) in the future.

Inspections are most often performed before a house is sold, either by the buyer or the seller. They are also performed by insurance companies before granting a policy or when making policy changes. Finally, roof inspections are a good maintenance tool. Getting routine roof inspections, every two to three years, will keep you apprised of any potential problems and may save on repair or replacement costs in the future. Roof inspections can be performed by a roofing contractor or a professional property inspector or even an insurance adjuster. Because inspections do not involve actual work being performed on the roof and do not guarantee that work will be performed, they can be done by someone with knowledge of construction and roofing but without a roofing license. Unless the inspection is paid for by an insurance company, it will most likely cost you, usually somewhere around $100.00. The reason for this is that an inspection is more exhaustive than an estimate and it does not make an offer of future work to be performed.

To recap, an estimate is usually a free service provided by roofing contractors which targets a specific problem area or the whole roof replacement and provides the customer with the estimated cost that it will take to fix the problem or replace the roof entirely. An inspection is an exhaustive look at the roof which identifies all existing and potential future problems, as well as the longevity of the roof. It is performed by a professional, costs money, and can influence a house’s sale price as well as insurance coverage and premiums.

If you have any questions about roof estimates and inspections or want an inspection or a free estimate for your roof in the Palm Coast, Flagler, or Volusia area, please give Florida’s Best Roofing a call at 386-263-7906!

Mar26

Roofing Blog

The Step-by-Step Process of Roof Repair

It may surprise you that roof repair is more than just laying down shingle to cover damaged areas. It is a process reflecting the investment you make in your property, and one which any homeowner will eventually have to deal with. For these reasons it is important that you make yourself familiar with what goes into roof repairs and the decisions that must be made. Whether you plan on making the repairs yourself or hiring a professional roofing contractor, it will benefit you to know what this process entails. Below we detail what goes into roof repairs from start to finish:

Equipment and Materials

Any reputable professional roofer is sure to have all required materials and equipment to do a proper roof repair. If you have an immediate need to make repairs and cannot wait on a contractor, it may interest you to know what exactly these materials and equipment include. Even if you plan to hire professional help, it is always good to stay informed and have a grasp of what it takes to complete a proper roof repair.

First, a good ladder is needed to get up on the roof. A shingle lift helps with delivery of materials, but is not something a DIY repairman may have on hand. Next, it is extremely important to have safety equipment or a fall protection kit, which typically includes rope, a safety harness, and roofing anchor. Roofing can be dangerous work and anyone going up on a roof needs to be prepared in order to avoid accidents.

Tools are required for removal of damaged material and installation of new material. These can include roofing nails, a hammer or nail gun, sealant, a utility knife, chalk, and a crowbar or putty knife. Finally, the new material to be installed is not only shingles, but also may include plywood, underlayment, flashing, vents, and drip edge.

Not all of these items are required for all roofing repairs; at the same time, more complicated repairs may require special equipment or materials. It is always recommended to hire a professional contractor to make this determination. If this is not possible in your situation, you should at least consult a roofer, roofing inspector, or other roofing professional to assess your situation and make sure that nothing is overlooked.

The Extent of Repairs

The first step in undertaking a repair is to determine the extent of repairs needed. Even more basically, the question to ask is whether the roof can be repaired or does it need full replacement? Below is some advice on how you may be able to make this determination yourself; however, it is always best to get the opinion of a professional. Most reputable roofing companies offer free estimates, and it is a good idea to take advantage of this and consult with one or several contractors.

Here are some signs that a repair will suffice, provided that the rest of the roofing system is in decent working condition:

Missing shingles: A few missing shingles can typically be replaced fairly easily. This must be done ASAP since missing shingles make the underlayment and decking vulnerable to the elements. If the roof is older, over 15 years old, then even a few missing shingles may warrant roof replacement due to the brittleness (breakability) of the adjoining shingles.

Cracked or Torn Shingles: Unless this condition is widespread across the whole roof, these can often be replaced individually. Occasionally, the existing cracked or torn shingles can be mended with sealant.

Broken Shingles: Shingles with pieces broken off no longer function as they should and allow the elements to penetrate to the underlayment and decking. Shingles that are missing pieces must be replaced.

Conversely, these are signs that a repair will not be sufficient and the whole roof should be replaced:

Signs of Aging: A roof with extensive signs of aging should ideally be inspected for damage and in many cases replaced. These signs include sagging, mold growth, discolored roofing, sitting water, and loose (flapping) shingles.

Curling: When shingles curl and you see the slope start to take on a wavy shape, this means that the shingles are past their life expectancy and are no longer fulfilling their function.

Granule Loss: Granules, the rough sandy bits covering asphalt shingles, provide UV and water protection. If shingles have lost their granules with age or due to weather they must all be replaced.

Steps to Roof Repair

After determining the required extent of repairs and getting together necessary equipment and materials, the repair process can commence. Here are the steps to that process:

Inspection: This is a three step process. The initial inspection determines the extent of necessary repairs and materials required for those repairs. A secondary inspection occurs when the damaged material is removed in order to determine if the decking is still intact or if this too needs to be replaced/repaired. The final inspection occurs after all repairs are done in order to make sure that all repairs were performed properly and the roof functions as it should.

Protection: This comes in the concrete and the abstract. One method of protection is a tarp that safeguards your roof before repairs begin and while they are taking place. Another is a dumpster trailer which will allow for disposal and prevent litter in the yard (this is typically provided by the contractor, if you choose to hire one). Finally, if you do hire a contractor make sure that they have a valid license and insurance and a clear contract for you to sign ensuring your legal protections.

Tear-Off: Old or damaged shingles and underlayment must be torn off to make room for new material and to allow you and the contractor to inspect the roof decking for damages. This can affect a small area for a small repair or the whole roof for roof replacement.

Prep: The roof must be prepared for new shingles. The decking is inspected and replaced where needed. The decking is also renailed up to current building codes. Then, underlayment is installed across the affected area along with any necessary new vents, flashing, valley metal, drip edge, etc.

Shingle Installation: Once the roof is prepped and thoroughly checked for any issues, it is ready for the new material. New shingles are laid down according to their type and manufacturers’ requirements. In the case of a repair, they are integrated into the existing roofing system.

Clean Up and Final: At the end the site is cleaned up of all debris and the property is checked for any loose material, such as nails. The dumpster trailer is also removed. In the case of a very large repair or roof replacement an inspector from the county or city building department is then sent out to make sure everything was installed and will function optimally.

It is important to be informed on the roof repair process no matter the scale of your repairs, from a couple missing shingles to full roof replacement. If you have any questions about a roof repair or the condition of your roof in the Palm Coast, Flagler, or Volusia area, please give Florida’s Best Roofing a call at 386-263-7906!

Mar13

Roofing Blog

Should I Share My Insurance Estimate With My Contractor?

If your roof was damaged during a storm, a frequent occurrence around these parts, then you may have turned to your home insurance company for help. After the claim is filed and the adjuster makes his inspection, you receive an estimate from your insurance company that details the repairs that need to be done and how much the insurance carrier will pay for them. At this point you are probably looking into hiring a contractor, and wondering whether you should share that insurance estimate with the roofing contractors that you are looking into. Some people fear that revealing their insurance estimate to contractors may allow a non-reputable contractor to take advantage of them or to raise their prices. So what should be done in this situation? Here are some things you should know:

Believe it or not, most roofers are on your side. Reputable, licensed roofing companies want to do what is best for their customers. Established local companies are looking to make their customers happy to stay in business and get referrals. A good roofer will be able to look at an insurance estimate and determine whether it is a fair representation of what it will take to fix all the damage on the roof. Because good contractors give warranties, they will not do a partial repair just to have to come back again later.

Roofers can find damage that an adjuster may have missed when surveying the property. The first response you get from the insurance company and the scope of loss that accompanies it is not necessarily the final statement on the claim. Claims can be supplemented by contractors with a second or even third estimate if it is found that further work is required to fully repair the damage and return your property to its pre-storm condition.

There is really no reason that a contractor would use your insurance estimate against you. Reputable contractors will work with you and your insurance company to make sure you are treated fairly. If, however, a contractor asks for an immediate deposit after seeing your estimate, there may be some concerns. In this case it is advisable to get a second or third opinion. You always have the option to choose your contractor and change contractors before you sign a contract.

Problems on a claim can arise because while the homeowner feels that the insurance company should cover all required repairs and renovations, the goal of the insurance company is to pay out as little as possible. For this reason, every homeowner should hire a reputable contractor who can accurately assess damages and prove to the insurance company that these damages must be covered in the claim. A good roofing contractor will be able to guide you through the claim process, supplement the original insurance response as necessary, and apply all relevant state statutes and building codes so that you are offered a fair assessment of what it will take to repair or replace your roof and get it up to code.

During the claims process, a field adjuster inspects your roof and a desk adjuster decides the payout. They often follow a standard template provided by their company, but not all roofs are the same. Some roofs have features that others lack. Building codes vary by state, county, and city. Codes are also updated every few years. Contractors keep up to date on codes in their local areas because they need their work to pass inspections by city or county officials. Since adjusters are not roof installers, it is important to have a roof contractor review your estimate to make sure that the adjusters did not miss any roof features or roof damages. They will also be able to see if the estimate created by the insurance company takes into account all applicable building codes.

It is also important that your contractor reviews not just your insurance estimate but also your policy and all relevant documents. Some policies impose time limitations on roofing repairs, some do not include code upgrades, and all policies require mitigation of any further damage. Some policies include Actual Cash Value (ACV) provisions which issue only partial coverage for roof replacement or repairs. A good roofer will be able to foresee any issues that may arise out of the type of coverage you have and advise you properly on what to expect.

At Florida’s Best Roofing we are very knowledgeable about the insurance claims process and how to get a fair and honest estimate from your insurer. We will help guide you through the process. If you have any questions about the condition of your roof or your insurance estimate in the Palm Coast, Flagler, or Volusia area, please give Florida’s Best Roofing a call at 386-263-7906!

Feb26

Roofing Blog

What Affects Property Market Value?

Whether you are considering selling or buying a house it is important to know what factors go into determining a property’s market value. Homeowners love to see their property appreciate in value, and whether selling or not, it is wise for them to take into account how they can affect this. Buyers in the meantime need to know which factors to check when considering purchasing a property, to make sure that it is valued correctly. While values are influenced by the ebb and flow of the real estate market, they are also partially determined by the factors we consider below.

Size and Usable Space

The price of most residential properties, whether a single family house or multiple occupation unit, is calculated by square foot. That is, if a 2,000 square foot home is sold for $200,000.00 then its price per square foot is $150.00. This price per square foot fluctuates according to market conditions and certain aspects of the property. Depending on the conditions referenced below, a price of $150.00 per square foot may be a great deal or a complete ripoff.

One thing to consider is that price per square foot only applies to what is called usable space. This usable space is the area of the property that is livable and does not include features such as garages, unfinished attics, or unfinished porches/other exterior areas. While a garage may add value to a house, its square footage will not be included in the calculation of the price. In other words, the garage as a feature may raise the price per square foot, but for a 2,000 square foot property with a 450 square foot garage, the price per square foot will still be multiplied by 2,000 and not 2,450. For this reason, it may be beneficial to convert any unfinished areas of a property into usable space before selling.

Location

Location is hugely important in bestowing value upon a property. You may have noticed that property values in cities across the country have ballooned in recent years. One of the reasons for this is that as an area gets more urbanized it offers more opportunities for jobs and career development, which draws in potential buyers. As demand then increases, the value of the limited supply rises. On the other hand, if a major employer in an area closes or goes out of business, the property values in the area may drop since the wave of people moving out will raise supply at the same time as demand diminishes.

Then again, within the same city or town there will likely be districts or areas with higher property values and others with lower. In one area houses may be priced in the millions while just a short distance away they may be less than half of that. There are several factors that affect this. In our area here in Florida one of the biggest such factors is distance to water. Houses with direct beach access are especially pricey as well as those situated on a canal. Other factors include distance to school and school quality, distance to commercial centers, shopping, and recreation.

The value of a property zoned in a residential area close to great schools and a thriving business community will appreciate faster than others. While these factors are largely outside of homeowner’s control, they are important to consider when buying a property or determining sale value.

Comparable Homes

One way that property value is calculated for a house going on the market is to look at other houses for sale or sold in the area. These are called “comps” and can be helpful, but they must be considered appropriately. Applicable comps must be sold or for sale in the same time period, they must be in the same area, and must feature similarities in architectural style, number of rooms, property acreage, age, and features such as a finished porch or pool. It is usually advisable to consult a real estate agent before determining which comps are applicable.

Home Condition and Renovations

New and newer homes typically sell for higher prices. This is because as a house ages, certain aspects–like the roof, the electrical system, plumbing, etc–may lose efficacy and need repair or replacement. The current condition of the home is the final factor that we will discuss in relation to value. Critical components of a property can deteriorate over time and must be inspected prior to buying or selling.

The following should be inspected before a house is appraised to be put on the market: windows and doors, the roof, the HVAC system, and the wood (in case there is any rot or pest damage). If anything is found damaged or lacking, repairs should be done or even full system replacement. Upgrades, such as replacing the roof with higher quality shingles, can even increase a property’s appraised value. Interior renovations, such as painting the walls and replacing flooring can also go a long way. Finally, the property must be made presentable to the eyes of the buyer. A clean and aesthetically pleasing property will sell more quickly and at a higher price.

While many of the aspects discussed above are outside homeowner’s control, it is important to keep in mind how they affect the price. It is also necessary to take care of the factors that are able to be controlled, such as the condition of a property and its curb appeal. If you have any questions about the condition of your roof or need roof repair or replacement in the Palm Coast, Flagler, or Volusia area, please give Florida’s Best Roofing a call and schedule a free estimate at 386-263-7906!

Feb12

Roofing Blog

When Should a Shingle Roof Be Replaced?

Asphalt shingles are the most popular roofing material in our area. They are fairly cheap and durable, providing both protection and aesthetics. Still, nothing lasts forever and it is important to keep an eye on something that is so essential to the integrity of your home or property. At some point, any roof may look worn out, old or show other signs that it is time to replace the asphalt shingles. Here we will tell you what to look out for so that you may avoid problems such as extensive water damage or even mold problems in the future. Take a look below so you may recognize the signs that you should have your roof repaired or inspected:

General Lifespan of Asphalt Shingles

The life expectancy of asphalt shingles varies based on their style or type. All asphalt shingles are made of the same materials, mainly asphalt and crushed fiberglass, but sometimes they are made differently. They vary in the number of layers, how these are arranged, and manufacturers’ specific formulas, which can affect the longevity and durability of the shingles.

Generally, 3-tab shingles, the most common type of shingle in use 10-15 years ago, can last up to 20 years but most often wear down within 10-15 years. Laminate, architectural, or dimensional, shingles generally are given a warranty of 30-50 years. With the appropriate maintenance these generally last between 20-40 years, but this can vary based on weather events, especially in a hurricane and tropical storm prone area.

Signs That Roof Replacement May Be Necessary

Even taking into account shingle manufacturers’ warranties and the durability of modern roofing materials, there are many reasons that a roof may start to fail prematurely. While regular maintenance is helpful, it is also necessary to look for small signs of trouble before they turn into big problems. Exposure to the elements, like sun, wind, rain, hail, and cycles of freeze and thaw can damage asphalt shingles all at once or over time. Falling debris, such as tree branches, can also inflict damage or wear off granules, as can critters.

You will doubtless notice some wear and tear due to the elements, such as fading colors and the loss of that “new” look. Here are some other signs to watch for in order to forestall leaks before they happen.

Curling, Cracked, or Torn Shingles

Look out for cracked or torn shingles, or those that are loose and no longer stuck to the roof. These may even be creased. In this state the shingles are no longer a protective barrier on a roof and allow moisture to enter below to the underlayment. While the underlayment–depending on its type–will prevent leaks for a time, repeated and prolonged water saturation of the underlayment will eventually cause rot in the plywood sheathing and leaks in the house. The causes of this are many: bad ventilation, installation errors, weather damage, and others, but the result is always the same.

Missing Granules

Granules are the rough material that covers the top of the asphalt shingles. They are made of crushed stone and are essential to the shingles’ function. They protect against the sun, against water, increase fire safety, and help regulate temperature. Without granules, shingles lose their function leading to higher utility bills and leaks. If you see granules in your gutters or around the downspout, or if you see black spots on your roof where the fiberglass is exposed, you need to replace your shingles.

Moss and Rot

Moss naturally grows in humid environments like those in Florida. You will probably see moss on your roof after a couple of years, especially around vent areas. This does not mean that the roof needs immediate replacement. Often, moss can be removed by qualified professionals who clean roofs. If left to grow unchecked, however, moss can grow in abundance and damage the integrity of the roof by separating the shingles from the underlayment. It can also lead to rot in the wood sheathing. At this point replacement or repairs would be necessary.

Missing or Blown-off Shingles

Heat can cause nail pops, and shingles can be blown off by strong winds or falling debris. Missing shingles need to be replaced as soon as possible, as this clearly indicates that the roof is now exposed to moisture. This problem is easy to spot, as the areas of missing shingles are most often clearly visible from the ground and sometimes you can even find those shingles in your yard. If you notice this, contact a licensed roofing specialist for a roof repair.

Old Appearance

You will know old roof shingles when you see them—discolored, flattened, smooth, and drab. This not only affects curb appeal, it also endangers your roof. Old shingles cannot do their job efficiently, meaning that every time there is a storm, water could be pooling beneath the old shingles or sitting still.

If your shingles start looking aged, it is time to replace them.

If you have any questions about the integrity of your shingles or need any work done on your roof in the Palm Coast, Flagler, or Volusia area, please give Florida’s Best Roofing, Inc. a call and schedule a free estimate at 386-263-7906!

Jan30

Roofing Blog

What do you know about the Basics of Flat Roofs?

Flat roofs are most commonly found on commercial structures and in urban areas. While no roof should be truly flat, very very low sloped roofs, referred to as flat roofs, are different from the peaked roofs we most often discuss. Because of their low slope, water cannot quite drain as well on its own and special drainage systems must be installed. The materials used for a flat roof also differ from those that are used for peaked roofs. These materials are better able to handle water that does not drain as quickly as it would off of a peaked roof.

Flat roofs are covered with membrane roof systems. Before this is done, however, often a taper system is applied to the roof to ensure positive drainage: that water will drain away and off the roof, instead of pooling on the roof surface. A slope of no less than ¼ inch per foot is recommended for flat roofs. The taper system uses insulation sheets to create a slope carrying water from areas further away toward drains.

There are several types of drains used for flat roofs. If the roof does not have any sort of boundary around the edges, it can be tapered to drain into gutters (preferably) around the edges. Often, however, flat roofs may have some sort of boundary around the edges which prevent drainage. This is referred to as the perimeter wall or parapet wall. In this case drains must be installed on the roof itself. In this case the water drains through pipes running through the building interior and the roof must be tapered from the edges to the drain. Multiple such drains may be required on larger roofs.

When a roof with a parapet wall is covered by membrane, the membrane runs across the roof surface and up the wall. The corner between the wall and roof surface is softened with a cant strip. The top of the wall is flashed in such a way that the membrane stays in place and water does not enter beneath the membrane. Parapet walls also require back-up drainage systems, in case the internal drains ever get clogged. These are cut through the parapet walls two inches above the level of the primary drain and are called scuppers. They prevent water accumulating above two inches if the primary drains fail. Otherwise, the roof may collapse from the water weight. Rarely, usually on older roofs, scuppers may be installed at the deck line and act as primary drainage, in which case the roof would be tapered toward them.

There are two classes of membrane systems: single membrane and multiple-ply membranes. Multi-ply membrane roofs are made of rolled materials bonded with an asphalt bonding agent. These are usually called built up or hot tar roofs. The first layer that sits directly on the roof deck is the base sheet. It must stand up to pulling and tugging forces which may cause wear and tear as the roof decking expands and contracts with temperature and moisture changes. The sheet that is exposed to the elements at the top is called the cap sheet. It must resist the sun and weather. The sheets in the middle between the cap and base are the ply sheets. The number of plys (interior layers) determines the quality and cost of the roof, with more being better and more expensive. Three and five ply systems are common.

In installation, the base sheet is usually nailed to the roof decking. Adjoining strips are placed so that they overlap at the edges on every level. Hot tar is mopped over and between the plys and cap sheet, which seals the sheets together. Alternatively, in recent years self-sticking membrane sheets have begun to replace the hot tar method in some areas. There are three types of cap sheet. The first type is called mineral, and it is very similar to the coating of asphalt shingles. The second type is called smooth: this is an asphalt flood coat, which must be painted with reflective coating to prevent sun damage. The last type of cap is the aggregate finish where gravel is spread over the flood coat to protect it from the sun. As this gravel can also act as a way of weighing down the roof and holding it in place, it is called ballast.

Next we discuss single ply membrane roof systems. The two most common are modified bitumen and elastomeric. Both of these must be fastened with screws or nails or adhesive to the roof decking. The finish must resist breakdown from sun and weather.

Modified bitumen is made of asphalt or coal tar pitch with added plasticizers that make the material flexible. First, a base sheet is placed and fastened. Then, the modified bitumen is laid on top by one of two primary methods: hot mop (SBS) or torch down (APP). The modified bitumen either has a mineral facing or it is unfinished, in which case it must be covered with smooth stone aggregate. A coat of reflective paint is also an option. APP can be painted directly, but SBS needs a flood coat before painting.

Elastomeric membranes are made from plastic (PVC) or synthetic rubber (EPDM). There are usually three layers that are bonded in a single sheet during the manufacturing process. If not ballasted, they must be mechanically fastened with nails or screws or glued to the decking. If ballasted, these systems are only fastened at the edges and held down by ballast. Adhesive cannot be asphalt or coal tar pitch, as it breaks down the material. Insulation cushions PVC and is covered by a fabric or paper slip sheet to prevent damage as the plastic shifts. Both systems are glued or fastened at the seams. While EPDM uses chemical glue, PVC is heated-welded by a special machine. Smooth stone ballast may be placed on top of either PVC or EPDM systems.

If you have any questions about flat roofs or need any work done on your roof in the Palm Coast, Flagler, or Volusia area, please give Florida’s Best Roofing, Inc. a call and schedule a free estimate at 386-263-7906!

Category: Roofing Blog

Size and Usable Space

Location

Comparable Homes

Home Condition and Renovations

General Lifespan of Asphalt Shingles

Signs That Roof Replacement May Be Necessary

Curling, Cracked, or Torn Shingles

Missing Granules

Moss and Rot

Missing or Blown-off Shingles

Old Appearance