Alright, you need a new roof or some serious repairs here in Lexington. It's a big decision, a big investment, and frankly, there are a lot of folks out there who'll take your money and deliver subpar work. I've seen it too many times. So, how do you sort through the noise and find someone you can trust? Let's talk about it.
Questions to Ask Every Roofing Contractor
When someone comes to your house, don't be afraid to grill 'em. You're the one paying, and you deserve to feel confident. Here are the non-negotiables:
- Are you licensed and insured? This is number one. They should have a Massachusetts Home Improvement Contractor (HIC) license. Ask for the number. For insurance, you need to see proof of both general liability and workers' compensation. If they don't have workers' comp, and someone gets hurt on your property, you could be on the hook. Don't just take their word for it; ask for certificates directly from their insurance carrier.
- What's your experience with this type of roofing system? If you've got slate, for example, and they mostly do asphalt shingles, that's a red flag. Our homes around Merriam Hill or the older parts of town often have unique roofing needs. Make sure they're familiar with what you've got.
- Who will actually be doing the work? Is it their own crew, or are they sub-contracting? There's nothing inherently wrong with sub-contracting, but you need to know who's responsible and that the subs are also properly insured and vetted.
- What's your warranty? You need two warranties: one for the materials (from the manufacturer) and one for the labor (from the contractor). Get both in writing. A good labor warranty should be at least 5-10 years, sometimes more.
- How do you protect my property during the project? Roofing is messy. Falling debris, nails, dust. They should have a clear plan for protecting your landscaping, driveways, and anything else around the house.
- What's the payment schedule? Never pay the full amount upfront. A common schedule is a deposit (usually 10-30%), then progress payments, with the final payment due only after the job is 100% complete and you're satisfied.
What a Good Quote Looks Like
A quote isn't just a number; it's a detailed breakdown of the work. If it's just a single line item with a price, walk away. Here's what you should expect:
- Detailed Scope of Work: It should clearly list everything they're going to do. Tear-off (how many layers?), decking inspection and replacement (what's the cost per sheet of plywood if needed?), underlayment type, flashing details, ventilation, ice and water shield coverage (especially important with our winters here in New England), and cleanup.
- Material Specifications: Don't just say