What Is the Average Cost for Roof Replacement? »
Don't let a bad roof catch you unprepared. Learn the factors that can increase or decrease your roof replacement cost.
12650 W Meadow LnNew Berlin, WI 53151
From Business: We want to take the guess work out of finding the right contractor for all of your home improvement needs.We have all certified installers, all with over 20 years o…
From Business: Trust Sears for reliable roof system products, installation and peace of mind on one of your biggest investments – your home. With a Sears Roofing System, you’ll ge…
1640 S 83rd StMilwaukee, WI 53214
From Business: A Custom To, LLC is located in Milwaukee, Wisconsin and services the South Eastern Wisconsin area. With our owners having over 50 years of experience, we have the r…
Don't let a bad roof catch you unprepared. Learn the factors that can increase or decrease your roof replacement cost.
Many homeowners neglect to perform an annual roof inspection, leading to problems in the future. Learn what to expect in terms of …
Roof types are a major contributor to the way a home looks and feels, so it pays to understand the differences between materials a…
When we purchased our New Berlin ranch home about two years ago, we knew that it would need significant updating. The house had three layers of roof in bad condition, the siding was low-end vinyl and the gutters were too small and also in poor condition. The soffit and fascia can only be described as ugly and the home had siding wrapped beams sticking out along the eaves. The lower exterior is brick, and where the brick met the siding were concrete sills that were tipped badly toward the house and trapping water. We also wanted to add a 350 SF addition with a full basement and a wood-burning fireplace with a raised hearth. We spent several months meeting contractors and getting quotes for the projects. When I first met Scott Watry about doing the roof, siding and gutter job I had a good feeling about him right away. He gave me an education about siding and roof materials and installation that the others I had talked too did not offer. We wanted the James Hardie cement fiber siding and Gaf/Elk high quality roofing. We also needed larger gutters and downspouts and top of the line leaf guard. The Hardie siding requires knowledgeable, experienced installers, as does the high-end roofing. When I told Scott about the addition we wanted he introduced me to his father Dave Watry. Dave quickly came up with a rough design and price quote that was well within our budget. We also got quite an education from Dave as far as energy efficiency, insulation, windows etc. The end result is we have an incredible 350 SF addition that looks like it was part of the original home, with a full basement, huge, beautiful, energy efficient windows and roof windows, an awesome stone faced fireplace, new 95% efficiency furnace and central air. With Scott’s advice we also added quite a bit of insulation to the old part of the house. Scott also did the Hardie siding, roof, gutters, leaf-guards and soffit and fascia. He re-set the tipping sills and got rid of the ugly wrapped beams. I can’t say enough good things about Scott, Dave and their crews. They worked through terrible Wisconsin winter weather conditions. Everyone I met through this project was polite and friendly, hardworking and dependable. They showed up on time and cleaned up after themselves. The quality of the work is top notch (I wish I could post before and after pictures). Of course some problems occurred along the way, and they were handled seamlessly. We could not be happier with the transformation of our home by Scott and Dave Watry and their crew. Richard and Mary Marek New Berlin Wi
We meet Dave Watry--Scott's father at the home remodeling show last spring. We were very impressed with him and Watry's product line. Late spring we had another contractor who did a major remodel on our house 10 years ago. They came in and gave us an estimate for a 3 layer tear down, new siding, soffits, gutters, and a new window for our bathroom. Their estimate was significantly higher than we expected--and they said they were giving us a 10% discount for being a returning costumer. Then we remember Watry homes and had Scott come in to give us an estimate. Scott explained his company was one of five certified roofers in the Milwaukee Area for GAF (the other contractor was one also) We were very surprised when Watry came in with an estimate $10,000 less alone for the roof. So that started a conversation that ended with us adding to the roof, siding, gutters a covered porch for the front of the house. We had the plans already drawn, Watry, gave us an estimate that matched the price we got 4 years ago. The plans needed tweaking and Dave and Rob--one of the other wonderful crew/carpenters in the Watry team did a fantastic job. Scott and Dave found some fiberglass columns for the porch and they just look fabulous. They really gave us the craftsman style we wanted. In the inside we now had a new smaller window for the bathroom--so that meant we need to replace the title--that leads us to gut the bathroom. Watry did the gutting and installation new drywall and of a new toilet, vanity, faucets, and shower. All Watry employees are true professionals-craftsmen who are hardworking, pay attention to details, that are friendly and do beautiful work. We are extremely pleased with the results and by the praises we are hearing from our neighbors and friends
Exceptional Job! We contracted with Scott at Watry Homes for a Siding, Window, Gutter, Fascia, Soffit replacement project. We obtained 4 bids and Watry provided their estimate in 2 days (stopped by on Friday, received Sunday night) compared to a week / weeks for other companies. The three other companies all tried to steer us away from cement board siding and proposed insulation backed vinyl (Crane) or LP siding. They all said they would install Cement board but appeared very hesitant. We considered the LP siding because it had a look similar to Cement board, but the Vinyl was a non-starter because it installs with 18" vertical joints which we did not want. Watry installs cement board all day, everyday and it showed. The two siding installers had the original wood siding and second layer of aluminum siding off in a couple days, and had the whole job completed in a little over a week. They were great to work with and were very professional. We had pocket replacement windows on the first floor brick, and new construction windows on the second floor, and the installing carpenters were great. We also had a small flat roof over our front door that Watry replaced with EPDM rubber, and a projection bay roof that was replaced with a new metal standing seam roof. I am an Architect and I had specific details for how I wanted the final product to install, and Scott was able to work with me to achieve those goals. Since we were doing siding, windows, roofing, gutters, etc., we wanted one company that would handle all of the coordination, and I can't think of a better to company to use for this type of job. I would highly recommend Watry Homes for any of this type of work, and you won't find a better installer of Cement Board siding.
The type of roofer you will need will depend on whether you require a brand new roof or small repairs. You need to find a contractor with a history of excellent service in a particular roofing project.
Installation - A roofer can put a brand new roof on your home or commercial building. When this is done as part of original construction, the main contractor will probably perform the task, or may hire a specialist. This is a big project so you may want to find a company who can offer a crew to install your roof over a shorter time period.
Since this is a more involved process, it is also more expensive. Home Advisor says you should expect to pay between $4,000 to $9,000 for a roof installation. This, of course, depends on what type of material the roofer uses, the size of your roof, the code requirements of your area and even the angle - or pitch - of your roof.
Replacement - If you want to replace your current roof, you can hire a company or individual to strip your roof and install new shingles or panels. Some roofing options, such as metal tiles, can be placed on top of existing shingles and are easy enough to install that a single contractor can perform the task efficiently.
If the contractor can install the new roof without removing the old one, it is going to cost you less than a complete replacement. Installing lighter materials will also save you money because it requires fewer people and can be completed faster.
Repair - When you have a leak, it may be time to contact a local roofer. Some problems are obvious and you'll want to call a contractor quickly before damage spreads. A roofer will replace holes in your roof after severe weather or fix your gutters when they stop draining properly.
The average roof repair project will cost you a few hundred dollars. Each tasks is different and you should get a price breakdown for each roof repair project. Make sure you are charged a fair price for materials and time.
Maintenance - There are a variety of tasks that can help maintain the quality of your roofing materials. You may want to invest in sealant or coatings that prevent moisture accumulation or reflect sunlight.
A popular project these days is installing solar panels or other environmentally conscious solutions to save money and make your property greener. When pricing these options, make sure to compare how much the project costs to how much the contractor projects you should save on utilities and heating expesnes.
Inspection - If you are selling your home or business, you'll probably want to contact a roofer to inspect your property for any issues that may affect the value. Whatever your reason for inspections, a roofing expert can tell you possible causes for concerns or provide ideas for future maintenance.
Depending on your area, you may be able to find a roofing contractor who will give you a free evaluation, but you should expect to pay a couple hundred dollars for a full inspection.
Certain events demand you reach out to a roofing expert - such as when a tree crashes through your home. If, however, you're unsure a visit from a contractor is warranted, here are a few signs it's time to give your roof some attention:
The easiest way to tell if your roof needs repair or replacement is to look at it. You should be able to spot broken or missing shingles. Look for subtler signs, such as roof tiles curling or damage around corners and chimneys. Inconsistent coloring could indicate moss or water damage.
If you really want to give your roof a thorough inspection, Good Housekeeping advises property owners to check gutters for broken down granules or interiors for structural sagging.
Not Doing its Job
Your roof is supposed to protect you from environmental elements. If you find water in your home after a rainstorm or feel a draft on cold days, it may mean there are gaps in your roof panels or other problems. A good place to check is your basement or the uppermost level of your property. Try turning out the lights during the day and checking for signs of sunlight breaking through your roof.
You can also check your energy bill. When you feel like you pay too much for heat or cooling, roof repairs could help you cut costs.
After a Major Weather Event
You should always inspect your roof for signs of damage after a major weather event. Wind can blow shingles off your property and hail is a common cause of dents or breakage. If your home suffers from a fire, you need to check for internal structural damage.
All roof materials - even metal shingles and panels - have an expiration date. If you've had your roof for over 20 years, you should consider having a professional give it a full inspection. Problems aren't always obvious, but you can check your original contractor statements for when it's time to reevaluate the work.
After doing your research, you should talk to a roofer in person and ask specific questions before hiring him or her for your project:
What Are Your Qualifications?
The first thing you need to check for is a local address. Its easier to trust a roofer with a history in the community that proudly displays contact information. Not all states require a roofing license, but you should at least check to see if a company or contractor belongs to a national roofing organization or the local chamber of commerce. Ask about any award or certifications the company has earned in previous years.
Can I Have a Cost Report?
No matter how dependable a roofer may seem, never depend on a verbal agreement. You want to get every promise down in writing. An extensive job cost report shows you exactly what work a roofer will perform and how much each service will cost you.
Go line by line and ask about every expense. You should also check to make sure the job completely covers the necessary task, so ask about additional services the contractor could perform for water protection or extended warranty.
What Are Your Plans for Emergencies?
Roofing can be dangerous. You need to make sure that the company or contractor carries liability insurance so you are not held responsible for accidents. Ask to see the proper paperwork and inquire about safety precautions. You should also check if the roofer has contingencies for smaller emergencies, such as rain delays.
How Will You Protect My Property?
Roofing projects can lead to debris and even structural damage. You should invite a roofer to inspect your property before beginning a project so you can point out landscaping or other external features they should look out for. If the contractor doesn't seem to care about aesthetical concerns, you shouldn't expect the finished product to help your curb appeal.
What's Your Warranty?
You need to inquire about how long the work should last. A major factor in longevity will be the materials used. You should research online about how long metal or concrete shingles should perform and make sure the business's guaranteed warranty is in line with industry standards.
Can I Get a Reference?
Not only should you ask to get in contact with past clients, Time Magazine advises homeowners to visit projects currently underway to see how the contractor or company actually performs during a job. You can also go online and check out other customer reviews.
Roofing materials are made out of concrete, metal, plastic and a variety of other substances. Before you settle on material and a design, you should consider these factors:
If you live in an area prone to wildfires, you may want to avoid flammable roofing materials. You have to be aware of your risks for damage and prevent common causes of trouble in your initial buying. This doesn't disqualify all materials. For example, if you worry about moisture but want asphalt shingles, you can purchase algae-resistant versions. If you are designing a home, a pitched roof is better at preventing moisture acclimation than a flat one.
The longer you plan to live in your current home or occupy a commercial space, the more you should invest in a durable roof. The roof of your structure will be a major selling point should you decide to move.
Some roofing materials, such as metal and plastic, have a variety of available looks and designs, while clay tile is very popular for an authentic appearance. You must consider how the roof should look alongside the rest of your architecture and talk to your contractor about the aesthetic values of high-quality materials. You should also consider skylights, chimneys or other obstacles to consistent patterns when planning a design.
Once you consider your regional area, necessary durability and aesthetic appeal, you should take your needs to a roofer who can give you the most cost-efficient option that will satisfy your concerns. You should always create a budget for your roof installation or repair.
If you wish to keep visits from a professional roofer to a minimum, there are some steps you can take to maintain your roof on your own:
Perform Simple Maintenance
Water in your roof is a major cause of mold and leaks. Regularly cleaning your gutters to prevent debris build-up is a best practice. You should also check your flashing and shingle alignment for holes or cracks in the surface. When a roofer installs new materials, ask about specific maintenance you should perform.
Be Aware of Your Risks
If you have a tree near your home, you have to look out for wet leaves accumulating on your roof and the potential danger of falling branches. Homes in colder climates may suffer from freezing, so you want to make sure your roof is properly insulated and prevent heavy snows from weighing down your structure. Before any major weather event, you should inspect your home for possible weaknesses and contact a roofer to prevent trouble.
The primary solution for any possible roof damage is prevention. You can't take your property for granted. You should inspect your roof at regular intervals. Have a professional roofing contractor evaluate your structure after major incidents and well before your warranty expires.