Expert ADVICE
Smart Roofing Repair
KLAUS HERRING
Managing Partner/Owner ARCS Alpha Restoration & Construction Services, Inc. 505.473.2057 3812 Oliver Drive Klaus.H@ARCS247.com www.ARCS247.com
AFTER BEFORE
AFTER: Newly installed TPO Roof and hand welding of flashing detail for proper sealing. BEFORE: Single ply membrane roof, 10 years old (life expectancy 25 yrs), with puddling water. Leaking into interior due to gravel being left under original membrane and abrasion occurring.
L
ots of snow is great for skienthusiasts but not for the thousands of flat-roofs in Santa Fe and surrounding areas. Each winter, snow and ice wreak havoc on flat-roofed buildings to the tune of millions of dollars. Homeowners looking to repair and/or replace damaged roofing often have little or no experience, so it pays to do a little homework before hiring a roofer. Building owners in New Mexico need to make absolutely certain that the company they hire has a valid New Mexico Contractor License. In New Mexico
anyone engaged in construction related contracting must be licensed. Roofing Contractors must have a valid GS-21 license. They can also have a GB-2 license for residential construction or a GB-98 for commercial and residential construction. If working on manufactured housing (mobile homes) these contractors must also have an additional Manufactured Housing license. If you do not already have a trusted roofing contractor, it is always a good idea to get two or three written estimates. Make sure you have a detailed written estimate in hand before signing any contract. Discuss warranties with the contractor before signing any documents and make sure what you discussed is actually included in the contract.
Once licensing is verified and estimates are in hand, check out the roofing businesses by contacting the local Better Business Bureau. Insist on references and ask for a list of recently completed jobs and current jobs-in-progress. Make a few phone calls to past and present customers and ask about their experience with the roofers you are considering. Once you have decided on your contractor, make sure he has general liability and workman’s compensation insurance. Insist on receiving proof of insurance and ask to be named as an additional insured on those insurances for the duration of the project. There are several excellent roofing material options for residential and
commercial flat roof systems in New Mexico. The most common system is the Single Ply Membrane System. One of the most common of these is the Modified Bitumen roofing system. It is also referred to as a Bria or Torch Down. It normally has up to 15 years in Manufacturers Material Warranty and is an improved asphaltic system which has, by and large, replaced the old and much less reliable tar-and-gravel system for flat roofs. Other excellent single ply roofing options are TPO (Thermoplastic Poly Olefin) or PVC (Polyvinyl Chloride) roofing systems. They normally offer manufacturers material warranties ranging from 15 to 30 years, depending on the manufacturer. Some roofing contractors offer “lifetime” warranties for such roofs. As always, beware the fine print. Another option for flat roofs is the “Spray Foam Roof.” Personally, I am no fan of such roofs. Over the last several years I have responded to more water damage and mold cases associated with spray foam roof failure than from any other flat roof system. The contract documents should reflect in writing all of the things you and the contractor discussed. If a salesman promises work to be done and it’s not on the written estimate/contract make sure it gets written into the documents and initial any changes.
Roof repairs and replacements require building permits. There are often several steps in the inspection process. The inspections need to happen after the roof is torn off, when the decking is exposed, and before it is re-covered with new roofing material, followed by a final inspection once all work is complete. Insist on having written proof of inspections from your contractor. Don’t be pressured into using an insurance company’s contractor. Above all, do not allow the insurance company to pay the contractor directly. There are all sorts of programs designed to save money for the insurance company. Often the contractors involved with such programs have agreed to do the job at cutrate prices, and that means you get a cut-rate job. Remember, if you control the money you also control the work. When making payment, negotiate progress payments with the contractor. Never make your final payment until you are satisfied with the job and all of the inspections have been made. Our company, ARCS, performs free roof and building inspections. We also provide free estimates for repairs. ARCS is a GAF Certified Master Roofing Company and a Johns Manville Certified Roofing Company.