So, you need a new roof, or maybe a big repair. You've probably started calling around, getting quotes. That's a good first step, sure, but just comparing numbers on a few pieces of paper isn't really enough. Think about it: you're letting someone mess with the most important part of your house! You really need to dig deeper here. As a local contractor myself, I've seen plenty of great work — and, frankly, some real duds. Here’s how to make sure you pick a good one for your Sammamish home.
What to Ask Them (and Yourself)
When a contractor shows up, don't just let them walk around and then hand you a number. You've got to ask questions. Consider it an interview, because you're hiring them, not the other way around.
- Are you licensed and insured? Don't just take their word for it, please. Ask for their Washington State contractor license number and their actual insurance certificates – that means liability and workers' comp. Then, call their insurance company to double-check it's current. If they hem and haw, or say they're 'self-insured,' that's a huge red flag. You definitely don't want to be on the hook if someone gets hurt on your property, right?
- How long have you been in business? Longevity matters quite a bit. A company that's been around for a while usually has a solid track record. They're not just going to vanish if you have a warranty claim down the road.
- Can you provide local references? Ask for three, and then actually call them. Ask about their experience, if the job stayed on budget, if they cleaned up well, and if they'd hire them again.
- Who will actually be doing the work? Is it their own crew, or do they subcontract everything out? There's nothing inherently wrong with subcontractors, but you absolutely want to know who's responsible and whose faces you'll be seeing up on your roof.
- What's your warranty? You'll typically get a material warranty from the manufacturer and a labor warranty from the contractor. Make sure you understand both of them. How long does the labor warranty last? What exactly does it cover?
- How do you protect my property during the job? This is a big one. Roofing is messy work. Will they use tarps? How will they protect your landscaping? What about your gutters? You really don't want a bunch of nails in your lawn or smashed hydrangeas, do you?
Decoding the Quote: Beyond the Bottom Line
A good quote isn't just a price; it's a detailed breakdown of everything. If it's just a single number scribbled on a napkin, honestly, just walk away. Here’s what you should expect to see:
- Detailed Scope of Work: What exactly are they going to do? Are they tearing off old layers? How many? What kind of underlayment are they using? What type of flashing? Which brand and model of shingles? Don't let them just say 'new roof' and leave it at that.
- Materials Specified: Brand names, types, colors. This helps you compare apples to apples when looking at different bids. If one quote seems way lower, they might be planning to use cheaper materials.
- Waste Disposal: Is the cost of hauling away the old roof included? It really should be.
- Permits: Who pulls the permit? The contractor should handle this. This ensures the city inspects the work, which is there for your protection.
- Payment Schedule: A reputable contractor won't ask for 50% or more upfront. Usually, it's a deposit (maybe 10-20%) to get materials, then progress payments, with the final payment due only after the job is complete and you're satisfied.
- Exclusions: What's NOT included? This is just as important to know as what *is* included.
Red Flags You Can't Ignore
Some things should make you hit the brakes immediately.
- High-pressure sales tactics: