You need a new roof, or maybe just a repair. Great. Now you've got to find someone reliable to do the work. It's not always easy to tell the good guys from the not-so-good, especially when everyone's promising you the world. As a local contractor myself, I've seen a lot over the years, and I want to give you the straight scoop on how to pick a solid roofing company right here in Sammamish.
What to Ask Before They Even Get on Your Roof
Before you let anyone start clambering around up there, you need to ask some pointed questions. Don't be shy; it's your house and your money. Here are the big ones:
- Are you licensed and insured? This is non-negotiable. They should have a contractor's license (in Washington, that's a UBI number) and carry both general liability and workers' compensation insurance. Ask for proof, not just a verbal 'yes.' If they balk, show them the door. Without proper insurance, you could be on the hook if someone gets hurt on your property or if they damage your home.
- How long have you been in business? Experience matters. A company that's been around for five, ten, fifteen years or more has a track record. They've weathered storms (literally and figuratively) and know what they're doing.
- Can you provide local references? Ask for three, and actually call them. Ask about the quality of work, communication, cleanup, and if the project stayed on budget and schedule. Hearing from your neighbors in places like Klahanie or Montreux is gold.
- What's your warranty? There are usually two parts: the manufacturer's warranty on the materials and the contractor's warranty on the labor. You want both. Make sure you understand what each covers and for how long.
- Who will be doing the work? Your crew or subcontractors? It's not necessarily a deal-breaker if they use subs, but you need to know. If it's subs, ask how they vet them and if those subs are also insured.
- What's your process for protecting my property? A good contractor will tell you how they'll protect your landscaping, driveways, and siding during tear-off and installation. They should have a plan for debris management too.
Decoding the Quote: What to Look For
You'll get a few quotes, and they'll probably look different. Don't just compare the bottom line. Dig into the details. A good quote isn't just a price; it's a breakdown of the work.
- Detailed scope of work: It should clearly state what's being done. Is it a full tear-off? Are they replacing damaged decking? What kind of underlayment are they using? Are they replacing flashing around chimneys and vents? Every detail counts.
- Material specifications: It needs to list the exact brand, type, and color of shingles, underlayment, flashing, and any other components. For example, 'GAF Timberline HDZ' isn't enough; you need the specific model and color.
- Permits: Make sure the quote includes pulling the necessary permits. In Sammamish, you absolutely need a permit for a new roof or a significant repair. If a contractor says you don't need one, that's a huge red flag. They're either cutting corners or trying to hide something.
- Payment schedule: A reputable contractor won't ask for 50% or more upfront. Typically, it's a small deposit, then payments tied to milestones, with the final payment due upon completion and your satisfaction.
- Cleanup plan: How will they handle debris? Will they use a magnetic sweep to pick up nails? This is important for your kids, pets, and tires.
Watch Out for These Red Flags
Some things should make you hit the brakes immediately. Trust your gut.
- Door-to-door solicitations: Especially after a storm. While some legitimate companies do this, it's often a tactic used by storm chasers who blow into town, do shoddy work, and then disappear.
- Cash-only deals: If they insist on cash, they're probably trying to avoid taxes, and that's a huge risk for you. You'll have no paper trail.
- Pressure tactics: