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The MILs house needs a new roof after the last hail storm.
Looking for recommendations and avoids or anti-recommendations.
Another question.
The insurance company is giving us a not to exceed value for the replacement. They will cut a check for 60% of the value and the rest when they inspect the work. Anything in excess of the value needs to go for an evaluation after the fact. Which I think means they will not pay.
Is this normal?
Thanks.
We have had two houses done by J&K in Wheat Ridge and have been very happy. One was a basic hail insurance claim in Arvada and one was remodeling with addition of foam insulation layers in the Boulder foothills.
Yes, depending on the policy.Quote:
Originally Posted by Erni
There is replacement cost and actual cash value.
Replacement cost will pay to replace it with out depreciation.
Actual Cash Value will give you the depreciated value at the time of the loss on your roof.
Edit to add-
It is normal to only pay a bit up front and the rest upon completion. Keeps the storm chasers at bay.
Yup.Quote:
Originally Posted by eddiememphis
I just went through this (started). Roof and gutters. Almost $15K.
Insurance provided the claim details/estimate at FRC (full replacement cost). They pay FRC-depreciation-deductible. Ours (20 year old 19sq roof) and gutters was like $3,700 up front. If you have a mortgage and the amount is over a threshold they add the mortgage holder payee on the check. Our check had me, wife (on deed) and mortgage co.
Roofer then works directly with insurance from there.
They write their estimate using ins claim info. Endorse the check, pay them your deductible, and hand it over to them. They forward the check to the mortgage holder. They pull the permits. They were initially a little higher on roof and lower on gutters with their estimate but the total was very close.
When the work is completed, they invoice the ins carrier.
Any other deal is suspect. Avoid "chuck in a truck."
Insurance is going to pay ARC and not a penny more unless roofer finds and documents additional issues and may even have to get ins back out. Colorado has a specific provision to prevent any roofer from waiving/paying your deductible. To do so is considered ins fraud. If they're offering, I'd be suspicious.
We're using Colorado Superior Roofing & Exteriors who seems to have a stellar rep. They have a couple in the neighborhood going on. Getting Atlas Pinnacle shingles (highly rated).
I recommend Colorado Roof Toppers. Scott Bart has a great crew that did excellent work on two homes for us in 2021. He was the most honest, and gave me the lowest bids among 5 other roofing contractors. They did both roofs with new underlayment, ice and water shield, architectural shingles, and complete gutters with gutter guards. I've done many roof jobs myself so I know what to look for. They're first rate.
In terms of quality, it matters less who the salesman or spokesperson is, and more who actually shows up at your door to sling shingles. Good local contractors have either in-house or long term crews that will show up on time, shoot the nail pattern reasonably sober, and finish the job when they say they will. That is not to say you can't get a quality job out of a storm chaser, but you are depending on a lot of luck in whatever pick-up crews they are able to assemble when it's time to throw on your roof.
When I had my own roof replaced a few years back, I used Slaughter Roofing out of Greeley. I also waited until the end of storm season when business was slowing down and the good crews were available and the company was looking to keep them fed. I went with a 30 year laminate with a Class IV rating, because it saved me a couple bucks in premium each month. I walked my roof after they finished, and they did a better job than the crew that put the original on. No short courses, no over-driven nails, no foot rub or install marks. I was very pleased.
Something else to consider is new materials and practices.
The roofer may replace everything on top of the sheathing but if the plywood or OSB is water or hail damaged, it needs to be replaced as well.
You can see it on many houses if you look for it.
If the sheathing needs replacement, often times you can update the ventilation and insulation at the same time.
Adding soffit vents with baffles and a ridge vent will help prevent condensation in the winter and keep the occupied space cooler in the summer.
There is a reason it is called building science.
There is a member here that builds high end homes. I am sure he is on top of everything new that pops up.
He would likely be the best one to chime in.
Quote:
Originally Posted by eddiememphis
Insurance/code required us to upgrade the # of vents so they're covering that too.
P.S. You flooring guy referral Jeff is doing an AMAZiNG job here with my new wood floors.
Now if I could just find a bathroom contractor...