Residential roof replacement and new roof installation, explained first

Most roofing pages skip this question because a replacement is a bigger ticket. We start with it. Our repair technicians go up on the roof, look at what is actually failing, and ask the same questions every time: how many good years does this roof have left, and can we fix it and stand behind the fix?

Sometimes the answer is a handful of pipe boots and a few ridge shingles. Sometimes the answer is that we can stop today's leak, but the roof has two or three years left and you should start budgeting for a replacement. We tell homeowners that plainly, because a repair that buys time is still a good repair when you know what you are buying.

Owners Mike and David describe the same process for both offices. Here is what happens from the first call to the final walkthrough.

The hardest part of comparing roofing quotes is knowing what each one leaves out. Our written proposal spells out the roofing system we are installing, the colors you picked, the terms, and the total for the job. It does not list every nail and roll of underlayment by default; if you would like a fully itemized list, ask and we will provide it.

Two items cannot be known for certain until the old roof comes off: the condition of the decking and the condition of any skylights. So we put them in writing ahead of time. If boards have to be replaced, the proposal shows the price per board. If a skylight needs to be replaced instead of reflashed, the proposal shows that cost too.

Here is why it matters. On a 42-square home in Middle Tennessee, David's team told the homeowner during the estimate that there were soft boards and what each board would cost. Once the shingles came off, about 60 of the 140 sheets of plywood had to be swapped. We photographed the decking and showed her the damage. Because the per-board price was already agreed, the added cost was far less than she had feared, and she understood exactly why the work was needed.

Most of the homes we reroof get architectural asphalt shingles. We do not install three-tab shingles. For a few dollars more, an architectural roof lasts longer and looks better, and homeowners are happier with it. We also install standing seam and other metal roofs when that suits the home and budget.

Mobley Brothers is a GAF Master Elite residential roofing contractor, and GAF is the manufacturer that backs our work. Qualifying new-roof installations can carry up to 50 years of coverage through GAF programs, including the GAF Golden Pledge warranty. Because that coverage runs through the manufacturer, it does not rest on any single contractor. We will walk you through which coverage applies to your roof before you sign.

As a GAF Master Elite contractor we can register GAF's enhanced warranties, which add up to 25 years of workmanship coverage on qualifying installations, and GAF backs that coverage even if a contractor closes. Your written proposal names the specific warranty and its terms for your roof system.

After a big storm, trucks from out of town show up and start knocking on doors. Many of those companies are gone when a problem shows up a year later. We do not knock on doors after storms. People call us, and we are still here.

Whoever you hire, check these things before you sign anything.