How to resolve a dispute between roofing contractor and client:

This roofing job problem resolution article gives advice to homeowners who have had an unsatisfactory roof repair or "new roof" installation job on their home. We describe what information to collect, what to report, and what to do with that information in obtaining satisfaction.

Here we also give an example of a "bad" roofing contractor, discuss roofing contractor certification programs, and we give some simple tips on how to get a good roofing job. The photograph above shows a laminate-type roof shingle installed improperly on an irregular dome-shaped roof.

This amateur roofing job shown in the photo and the improper roof installation described at this page were not done by a GAF Master Elite^TM nor by any other certified roofing contractor.

The roofer who put these shingles in place probably lacked proper training - something which some roof contractor certification programs are trying to address. But don't assume that every "certified" roofer is one you want to do business with.

This article series provides a simple, step-by-step guide designed to help you find the roofing contractor who's right for you.

When you need to repair your roof or replace roof coverings on a building, this article series gives advice on how to find and choose a roofing contractor, how to choose roof material, how to negotiate the roofing contract, when to leave the roofer alone to do the job, and how to resolve roofing job disputes.

STEP 6: How to resolve roofing job problems, defects, disputes

When you need to repair your roof or replace roof coverings on a building, the previous sections of this article give advice to assist in choosing a roofing contractor - by Jessie Srader, [edits and additions by DJF]. Whatever your roofing repair or replacement needs, you need a qualified professional roofing contractor you can trust.

Whatever your roofing repair or replacement needs, you need a qualified professional roofing contractor you can trust and there are several aspects to consider. We have broken down this process into 6 steps that discuss how best to find success in reaching a good outcome with your roof project.

The six steps are listed here:

• STEP 1: FINDING A ROOFER - separate article
• STEP 2: CHOOSING A ROOFING CONTRACTOR - separate article
• STEP 3: CHOOSING ROOF MATERIAL - separate article
• STEP 4: NEGOTIATE ROOFING CONTRACT - separate article
• STEP 5: LETTING THE ROOFER ROOF - separate article
• STEP 6: RESOLVING ROOF JOB PROBLEMS - you are on this page

Disclaimer: Below, I [Ed. DF] offer roof contract dispute resolution advice that is OPINION based on my own work in the construction field over 30 years and my service as an arbitrator in construction disputes.

Readers facing costly damages or repairs due to problems with work done by any contractor should first seek advice from local experts and their attorney.

Following Steps 1-5 (live links above), the need to resolve a roofing contract or performance disputes should not be needed, but in real life, things do not always go perfectly as planned. What do we do now?

The re-roof job contractor dispute described below contains our recommendations.

Use the COMMENT BOX below to add your own suggestions for accurate, prompt, and fair resolution of roofing job disputes and problems.

[Click to enlarge any image]

Description of a "Bad" Roofing Contractor

Paying a high price for a new roof does not guarantee a good job. In this case, the roof was a wood shingle job but it could have been any roofing material.

Nobody supervised these untrained roofing workers

One of my clients called me, breathless on the telephone, very worried about her new roof. Here's how it went.

• Client: "I need you to come down right away to inspect my new roof," she practically shouted. We had inspected the home months before, and among my findings was the need to replace a worn and leaky wood shingle roof over one of the sections of this large home.
• DF: "What's wrong"?
• Client: "I think the roofers have screwed up my new roof - they're just finishing it up today."
• DF: "Why do you think there's a problem?"
• Client: "Well, first of all the contractor could not keep a crew on the job.
  
  This is the third group of workers to work on my roof, and none of them speaks English, and no one has been supervising them."
• DF: "Sounds iffy, but someone might be trained and still not speak good English, what else?"
• Client: "Well, it was what the supervisor was shouting at them this morning when he came back to the job!"
• DF: "What was he shouting?"
• Client: "You IDIOTS! You COMPLETE IDIOTS! Not like THAT!!"
• DF: "I'd better come take a look."

All of the wood shingle side joints were lined up perfectly above one another

I drove to the site. The wood shingle roof was beautiful. Every shingle looked perfect, except for one thing: all of the shingle side joints were lined-up perfectly, straight up the roof. There was no shingle side offset.

This roof would leak at the first rainstorm. I met with the roofing contractor at the job, without the client present, hoping for some candor between us. The conversation with the roofing contractor went like this:

• DF: "Gee, this roof is not installed properly at all - your crew lined up all of the side joints rather than providing 1 1/2 to 2" of offset of these joints between shingle courses. This roof is going to leak. Or did you install ice and water shield under all of the shingles?"
• ROOFER: "This roof is installed EXACTLY according to industry specifications. There is NOTHING wrong with it."
• DF: "What about the side lap offset?"
• ROOFER: "Side lap offset is NOT REQUIRED. That's bullshit" (Things were heating up.)
• DF: "So you've read the manufacturer's specifications and the wood shingle specs from the industry's Red Cedar and Hand Split Shake Bureau?"
• ROOFER: "Absolutely. These shingles are installed EXACTLY as the manufacturer says to put 'em on."

Roof jobs should at least follow the basic instructions from the roofing product manufacturer

I walked over to a pile of wood shingle scraps and debris which the crew had swept up in the center of the client's courtyard. The crew were standing off in the shade watching with interest.

Every bundle of wood shingles comes with a little piece of paper, usually identifying the manufacturer, the shingle source, and including a drawing of just how to put the shingles on the roof, including showing the required side-offset between shingle courses.

We leaned down to the pile and pulled out one of these little pieces of paper that had the drawing intact and holding it, we walked back to the roofing contractor.

• DF: "What about this drawing? It was packaged with every bundle of shingles. See the sketch and the lines marking the required side-lap offset?"
• ROOFER: "I'm outta here you [expletives deleted] jerk."

The high-paid roofing contractor and the crew got into their truck and left.

This was a $60,000 roofing job that actually had a NEGATIVE value since now, to put on a proper roof, the new roofer would first have to REMOVE all of the shingles that had just been applied, increasing the labor cost of the job.

How had my client chosen this particular contractor?

She did not call the better business bureau; she did not ask for references; she did not care about the price; she chose the roofing contractor who was immediately available so that she could "get it done and be finished with it"

Photo below: a rather wavy installation of a clay tile roof in San Miguel de Allende, Guanajuato, Mexico.

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Reader Q&A - also see RECOMMENDED ARTICLES & FAQs

On 2023-06-19 by InspectApedia Publisher - insurance company billed for incomplete hail damage roof repair

@Richard Dillon,

Contact your insurance company and review this concern with them.

Let us know what you're told.

On 2023-06-19 by Richard Dillon

A1 construction out of Davenport Iowa refused to complete the hail damage work they promised on our house. They billed the insurance company for $30000 worth of work that we could not verify that they actually did do and refused to provide a breakdown of the cost of labor or material.

On 2023-06-09 by InspectApedia Publisher - get an on-site roof inspector there to give you a written photo documented report

@Charlotte Revelo,

You need to get an on-site roof inspector there to give you a written photo documented report outlining specifically what's wrong and one repairs work corrections are needed.

On 2023-06-09 by Charlotte Revelo

What to do when my roof just got finished and is a mess per another roofing company.County did not come on location only looked at pics from roofing company and passed inspection.What is my first step?

On 2023-05-30 by InspectApedia Publisher - terrible re-roof experience that might have its roots in the lack of a sufficiently-detailed, written contract

@John Tirado,

In your photo I see broken vinyl siding J-channel trim and what looks like asphalt roof shingles - so I'm left really confused about cedar shingles mentioned in your note.

About 5 layers of shingles on a roof - that'd certainly not meet any current roof codes or standards, and could be a weight and fire hazard.

About OSB panels I'm guessing that your roof was to be stripped to the rafters and re-decked.

About your "none American" crew, I'm impressed that you could detect the citizenship of the workers and sorry that you think that an immigrant worker is a disadvantage - not something that's supported by my six decades of work on and around roofs.

About filing for permits: often the roof contractor handles that for the customer, though in most jurisdictions, that's your legal obligation.
I'm not sure what the "10K for panels they chose" refers to.

But overall this sounds like a terrible re-roof experience that might have its roots in the lack of a sufficiently-detailed, written contract that you should have required and read and understood before the re-roof job started.

You're right to worry that a sloppy roof job could mean shorter roof life or roof leaks.

Best would be to get a thorough on-site on-roof inspection by an experienced roofer or roof inspector who gives you a written report of what, if any, corrections are needed to protect your home.

Keep me posted and add details and ask more questions as you may find helpful.

On 2023-05-30 by John Tirado

After looking a homeowners ad telling of how avoid expensive roofing and to do this. A roofing firm shows up I getting ready for an appointment listened to the for a few, told then about the cedar shingles from the 1898 n about 5 layers in front, 2 in back said if down I wanted osb panels.

After baiting me with zero deposit 350 per month signed learned cost would be 37k not lower. After the none American crew started, I voiced concern on damages to trims or lost trim, busted my chimney, busted security wires of security cameras, busted a gutter support.

Then finished after a day of not working. They roofed but In areas it's sloppily done. Then added an addendum For 10k for panels they chose,

THEN TO MAKE things worse?
They applied for NO permits fir demolition OR reroof. SO NOT KNOW if it would pass code? Am I wrong to worry?

On 2023-05-18 by InspectApedia DF (mod)

@Ms. My,

We agree. Our Article Index to Building Roofing (live link just above on this page) discusses these issues you mention as well as many other related issues to safe and strong roofs.

On 2023-05-18 by Ms. My

Yeah! Roof repairs will help keep potential structural issues. A leaking roof can cause the rest of your house to deteriorate. Water damage can weaken structural components and possibly cause ceiling collapses.

(Reposted by mod without disallowed advertising link)

On 2023-04-02 by InspectApedia Editor

@Jem,

That's so small that it's probably less work as well as a neater job to just re-do that roof.

I'd like to see photos of the condition of the roof and the problem being repaired. One photo per comment. If you can.

On 2023-04-02 by Jem

@InspectApedia Editor , it's only about 150sq.ft

On 2023-04-02 by InspectApedia Editor

@Jem,

That's fine. Hopefully it's not a very large area in square feet.

On 2023-04-02 by Jem

@InspectApedia Editor , thank u so much! The company actually offered a redo of the entire flat roof. We are jumping on it!

On 2023-04-02 by InspectApedia Editor - confirm that your roof has a reasonable life/leak warranty from the contractor

@Jem,

OK, in that case the details of how the cut and patch job is re-sealed will be different, different materials, adhesives. You might ask how the cut line will be sealed. I'd want to see a layer or strip of mod-bit material under or over the cut, probably over. Don't just pour or dab on sealant on the cut line. But do NOT tell the roofer what to do. Just ask what they do. And again, simply confirm that your roof has a reasonable life/leak warranty from the contractor.

On 2023-04-02 by Jem

@InspectApedia Editor , hi DM thanks for your reply. Here I have copied and pasted what the process would be for the repair , taken from the repair agreement they sent to us to sign off on...
"will cut existing roof membrane open in an area approximately 4x8 feet
To remove insulation to expose damaged 1x6 lumber.
New 1x6 will be replaced, insulation installed and membrane adhered back in place using a cold process mastic. A new layer of Modified Torch membrane will then be applied over the same area. "

It is a bitumen flat roof

On 2023-04-01 by InspectApedia Editor - is "patchwork" enough or is new roof needed

@Jem,

No, re-doing the whole roof over to account for repair work in a small area is not necessary and frankly I'm doubtful that a roofer would agree to do so without charging you for a second re-roof job.

You don't mention what roofing material was used for the repair.

Using EPDM (rubber) as an example, it is absolutely possible to cut out a section of EPDM, make a repair, and re-seal that cut - using additional EPDM in a patch layer or patch strips, with no reduction in the whole roof's life,

PROVIDING

that the workers doing the cut and patch are experienced and know to use proper EPDM cleaning chemicals, adhesives, repair strips or sections of EPDM and seam or lap seal intended for use with that product.

Now if your roof is a different material then the repair details and materials will differ too.

Check with your roofer and your contract? Is there a warranty for the life of the new roof? Perhaps a separate warranty for the flat roof section, as that's a different material?

If so, just confirm that the area of cut and repair and re-seal is in that same area and that the warranted roof life is unaffected. That is, on a new flat roof installation, I'd expect the roofer to warrant any cutting and patching that were part of that job.

Keep me posted.
DF

On 2023-04-01 by Jem

We had a roof replacement last week. A portion of the roof is a flat roof. The contractors failed to replace some tongue and groove wood below the roof before redoing. Now they want to slice open a portion of the roof to do the wood repair, and then reseal the "flap" that they cut.

I am worried about the longevity of this "patchwork" that will now be our new roof. Is it advisable to ask that they they do entire flat roof over again?

On 2023-03-21 by InspectApedia Editor - water damage to home due to rain entry from unprotected roof

@Julie Minton,

About the water damage to your home:

A roofing contractor is obligated to protect a home from water damage during the time that the roof is left open to the weather, such as over-night or when a rain or similar storm is expected.

In our OPINION (check with your attorney) a contractor who fails to provide this basic protection (usually by affixing tarps over the roof as a temporary measure) and who thus permits the home to be damaged by rainstorm, is responsible for the damage that occurs.

Watch out: a carpet that has been soaked as well as padding beneath it has to be removed and the exposed floor surface cleaned and dried. Simply vacuuming the carpet will be ineffective and leaves a significant risk of subsequent mold contamination that can be a health hazard to building occupants.

Watch out: also if roof leaks such as you described caused water to enter building ceilings and wall cavities, those need to be inspected and opened sufficiently to remove all drywall that was soaked, remove any insulation that was wet, to dry the exposed cavities, clean them if there is mold, and then to restore all of the materials and surfaces.

Watch out: if you accept half-way water damage repair measures such as your note suggests, there is a significant risk that more costly steps will be needed later, and that the cost of those will quite possibly not be recoverable once the original contractor has left the job.


About your roofing contract questions:

1. When a project like this is financed, does the construction company get all of their money up front?

You should never pay 100% of a construction contract "up front" before the work has been performed, and it is normal and proper to withhold final payment until you are confident that the work has been completed successfully.


2. What recourse does a homeowner have if the job takes much longer than expected or if it is abandoned?

If a job takes longer for reasons beyond the contractor's control such as weather, the homeowner should be patient.

If the job takes longer because the contractor was off doing other jobs then the original contract was defective as it didn't specify that the contractor would, once beginning, keep at work on the job until it was completed.


3. Is ASAP acceptable as beginning and ending dates?

It is common for a contractor to be unable to give a certain contracting date at the outset, but the contractor should be able to give a time window for starting the job and an estimated time to complete the job. For example if you're signing a contract today for roofing (March 21) the contractor might say "We expect to begin this work no later than July 1 and will start earlier if possible).


4. Is the company required to provide a copy of the contract if the homeowner asks?

If you are the people paying for the job you must absolutely have received a copy of the contract when you sign it and make a downpayment.


5. Are addendums common in these types of contracts?

It is common for a contract for construction to permit "add-on" costs that address the discovery of additional, unforeseen expenses. For example when I installed roofs, we would specify that IF we found rotted or damaged roof decking that needed to be replaced, there would be an additional charge of $XX per 4x8' section of plywood decking that had to be replaced.


6. Is the addendum binding and does it require a new contract?

Yes, No. Not if provision was made in the original contract. Otherwise, possibly, yes. For example, if the building owner decides, during the roof job, that she wants another roof or another building topic repaired or serviced, outside the scope of the original work, that might be handled as an add-on, addendum, contract modification, or a new separate contract.

Put another way, one would not and could not require a contractor who agreed to do job "A" to expand to include job "B" without providing to pay the additional cost of "B".


7. Do we have a sound basis for complaining to our state’s contractor licensing board?

We at InspectApedia are not attorneys, and we have no information about the actual contract nor work performed at the building you are discussing, but it would certainly be reasonable for you to ask for advice from your attorney, and if she advises, you might have basis for a complaint.

On 2023-03-21 by Julie Minton

My elderly aunt signed a roof replacement contract for her house and garage on February 27, 2023. There was not an existing problem. Her roof was about 20 years old. She’s in the beginning stages of dementia but still lives alone.

On March 3, the contractor began work. I was there and asked the project manager how long it would take, he said less than a week. Both the house and garage were stripped, leaving both exposed. We had no rain from March 3 to March 9. The company did zero work on either structure.

On March 10, it rained and my aunt called the company to complain about a leak she noticed. She was ignored, and nothing was placed on the buildings to protect them. Early on March 11, chunks of the ceiling fell in her living room, dining room and a bedroom closet. Water was leaking from every light fixture in the house. One bedroom closet was dripping so bad that small buckets were filling up within 30 minutes.

The only remedy offered by the company was a guy who came in and vacuumed water from soaked carpets in two bedrooms. They did place tarps after the fact. This was Saturday. The company did not return on the next dry day, the following Monday, March 13.

Although claiming that only a little work was left, they came sporadically from March 15 to March 20. The project manager was never on site again. The crew only spoke Spanish but had no answers about the project when asked in Spanish, not even accurate approximate times when they would be done for the day.

After a week of back and forth with the company, they finally finished yesterday, March 20. The company will not be allowed to set foot in her house ever again. Her daughter lives out of town but is arranging cleanup, drying out and repairs through my aunt’s insurance company.

This project was financed through Synchrony Bank. We eventually found the contract and discovered an addendum that referenced work to be done on an apartment building my aunt owns.

We will post reviews through Yelp and with the BBB.

We have several questions:

When a project like this is financed, does the construction company get all of their money up front?

What recourse does a homeowner have if the job takes much longer than expected or if it is abandoned?

Is ASAP acceptable as beginning and ending dates?

Is the company required to provide a copy of the contract if the homeowner asks?

Are addendums common in these types of contracts?

Is the addendum binding and does it require a new contract?

Do we have a sound basis for complaining to our state’s contractor licensing board?

On 2023-02-28 by InspectApedia Editor - roofing company pressuring to do repair job

@L GIBBS,

If she owns her home, no one can make her have work done on it.

If someone is harassing her or continually pressuring her, she can contact law enforcement to ask for their assistance in getting the person to stop. This may include measures to prevent the person from trespassing on her property.

If she has the name of the person/company, she could call and tell them to stop and that she will contact law enforcement if any further contact is made by this person.

You might also check with your cousin to be sure that her roof is not currently leaking or causing costly damage to her home.

If she thinks that maybe her roof needs repair but isn't sure, she can hire an independent inspector, perhaps a home inspector, someone who has no conflict of interest, to inspect her roof and attic for leaks and for general condition.

But in any case she won't want to do business with someone who's pressuring her.

HOME INSPECTORS-U.S.

or in Canada

HOME INSPECTORS-CANADA

or

HOME INSPECTORS UK & OTHER COUNTRIES

And of course your cousin is also welcome to post questions here if she wants to do so.

On 2023-02-28 by L GIBBS

My cousin a woman on her own is being pressurised to have roof repairs done. What should she do

On 2023-01-23 by InspectApedia Publisher - Do I have to pay more than contract price for additional shingles?

@Lisa Drew,

It depends. Take a look at the total quantity of shingles that were specified in the roofing contract and then take a look at the total quantity that are actually needed. If the roof are needed more to finish the job than their initial estimate of the area was off but they still need to be paid for the materials that they used. Just be sure that they're actually using them and not carrying them off of the job.

On 2023-01-23 by Lisa Drew

I signed a roofing contract. Roofers came on a Saturday instead of scheduled weekday. Ran out of shingles and could not finish. Do I have to pay more than contract price for additional shingles? Oh and its storming now!

On 2022-11-13 by InspectApedia (Editor) - Making the home weather-proof is urgent and then complete repairs

@Alisa Goldstein, D.O.,

It sounds as if the job isn't finished.

It sounds as if there is risk of costly water or even mold damage to the home if the roof leaks.

Are you not allowing the roofer to finish the job, or do they not want to finish it?

Making the home weather-proof is urgent lest you have damages and worse, not covered by insurance.

On 2022-11-13 by Alisa Goldstein, D.O.

Kearns Brothers replaced my roof this week and they intentionally left the ridge row uncovered in the top row which promotes seepage. They also have two rows of shingles elevated and uncovered in the middle of my roof. They accepted a 5000$ deposit and I refuse to let them come back to work on my gutters.

They didn’t show me the work when it was completed, I wonder why? They left my giant antenna on my front lawn even though they had a dumpster to remove all my shingles and I don’t know if the trash company will remove it. They did this poor work intentionally.

How May I resolve this do I need an entire new roof? The neighbor came by and informed me there were shingles hanging down off the back of my house. Thank u

 

On 2022-10-31 by InspectApedia-911 (mod) - one year old roof is leaking around dormer

@Janice,

Surely the dormer uses roofing and flashing and would have been part of the roof job, but there can vary other leak points such as at a dormer window.

If your roofer won't respond, you'll have to hire another, find and fix the leak, trace the water to see what got wet, remove and replace any drywall or insulation that was wet, and, by then, knowing the exact leak point you'll know who was responsible.

Perhaps a home inspector can help. See the page top experts directory.

On 2022-10-31 by Janice

Our roof is a year old, 2 weeks ago we had heavy rain with a lot of wind. We started getting rain on the sofa in the living room. We called the Roofing Co., and told them that the roof that was a year old is leaking, they sent someone out to look at where it was leaking.

He said, it's not the roof, it's the dormer, I'll tell Dan and he'll call you back either today, which was Friday, Oct. 14th or Monday, Oct. 17th with a price. Well, Dan never called, so on Wednesday, October 19th, my husband called the company again, and of course no answered the phone, so he left a message.

It is now, October 30th, and I guess they are never going to call us! So, we have a nice new roof, and a plastic tablecloth on the sofa with a bucket on it! My husband talked to a few of his friends, and they said, the roofers should have checked the dormers.

We know we have to get someone out here to fix the problem, but we don't know who to call.

On 2022-09-25 by InspectApedia (Editor) - document and prioritize poor roof job to determine next steps

@Virginia Bowen,

From your description I would

1. stop the nasty roofer from doing any work on your home - immediately

2. hire another roofer to do the work that is needed, including immediately protecting your home from water damage with tarps if necessary

3. pay the new roofer who does the proper work

4. If after that is done, you have some inclination to give the nasty roofer some money for tearing off your roof, that's your choice.

5. Document everything with photos, written reports, statements, bills, witnesses, etc.

On 2022-09-25 by Virginia Bowen

I have had my roof done and it has so many things wrong. While he was doing it he was really rude and nasty at times. We couldn’t send him away because he had taken our roof off. That was just the start. We told him what colour and tiles we wanted and checked a couple of weeks before and he said everything was fine.

Then he took our roof off and two days later the wrong tiles and wrong colour came. When I questioned this he shouted saying “they’re not red are they. That was the start of many things. We have had other roofers to look at his work and the roof has to come off to do the remedial work needed.

We don’t want him back so can we deduct this payment for the remedial work from his payment. Thank you.

On 2022-09-23 by InspectApedia-911 (mod) - What are our options if we are not in agreement in the amount of compensation for a poor roof job?

@Mary,

The options that you have depends on the terms of your agreement. If a settlement is given in the usual terms written by an attorney it will be a requirement that you give up your right to sue and agree to arbitration.

On 2022-09-23 by Mary

We have asked to be compensated for a poor roofing job. What are our options if we are not in agreement in the amount of compensation that we want?

On 2022-09-15 by InspectApedia-911 (mod) - chimney flashing needs attention after roof job

@Germaine M S.,

I can't see enough to know that there is actually a problem here other than a broken off corner of a small piece of siding.

It looks as if the contractor worked hard to do what they should have done which is to run the step flashing up underneath the building siding.

It might have been a neater job if they had cut off the bottom two inches of siding so that you could see that the flashing was continuous and of course that you had a straight at the bottom edge of the siding.

But before you get too upset with them I would be grateful that they actually tried to get there flashing where it belongs.

What I can't see are the rest of the details of exactly how the flashing is installed, interleaved with the shingles.

You also posted your photos and question at

ROOF INSTALL, INSPECT, & REPAIR

Please help our moderators' work load by only posting on one page - thank you.

On 2022-09-15 by Germaine M S.

I had my roof done yesterday and this is how they left the chimney, is this their problem or for me to fix?

On 2022-09-15 by InspectApedia-911 (mod) - discuss repair with contractor to determine next steps

@Germaine M S.,

The person who needs to fix it, you would think, would be the roofer who made the damage. But if they don't know what they're doing I'm concerned that the fix is going to be half baked, incorrect, and leaky.

So I would start with a conversation with a contractor to form an opinion about whether they know what they're doing and whether they can make a proper repair. If they can't I would have someone else make the repair and deduct that cost from what the roofing contractor bills.

On 2022-09-15 by Germaine M S.

I had my roof done yesterday, the flashing around the chimney is up but they broke all of the siding around it and it has holes. Who fixes this?

On 2022-04-09 by Inspectapedia Com Moderator - seeking financial assistance or grants to help with roof repair

@Armando,

Depending on where you live there may be aid grants. Even the name of such agencies varies all over the place. Start by asking your local building department and health department if they have a suggestion, or possibly this U.S. federal program (if you're in the U.S.)

https://www.rd.usda.gov/programs-services/single-family-housing-programs/single-family-housing-repair-loans-grants

USDA Single Family Housing Repair Loans & Grants

Stay away from the typical loan programs you find online with a generic search as some of those you may not want to touch. Or touch with care and first do some checking.

On 2022-04-09 by Armando

Thank you for taking my question. We have animals in our attic and am getting water inside the house. I've read some of what's here and understand the priorities are getting the roof inspected - with supportive documentation and getting the roof replaced, in the immediate future.

The contractor's license expired in early 2021 and is currently showing as "inactive".

In light of the current public health emergency and so many businesses going under, as a result - Do you think it would be possible to get a grant to pay for all or part of this roof replacement - or are we just wasting our time?

We have children and this is a major hardship for us to foot the bill for. Thanks in advance for any consideration and assistance given in this matter.

On 2022-03-17 by Inspectapedia Com Moderator - roof has wood planking with gaps

@David J Allenspach,

Small gaps are usually not an issue - even up to 1/2" but take a look at the shingle installation instructions for your specific shingle brand and model since if the manufacturer requires solid roof decking you could find loss of warranty coverage.

On 2022-03-16 by David J Allenspach

Old wood planking with gaps between boards on home roof. Do you have to replace planks or can you shingle over planks.

On 2021-12-20 by Inspectapedia Com Moderator

@Gladys,

This is very troubling but also very confusing. I don't understand how a contractor who didn't install a roof would be suing you for half of its installation cost.

On 2021-12-19 by Gladys

leaks started after my roofer failed to install a drip edge on the garage side of my breezeway. My breezeway roof is a metal roof and in order to install the drip edge, they lifted the metal roof which dented it and affected the structural integrity of the seams, resulting in significant leaks in my breezeway.

Due to difficulties with finding contractors right now and the fact that I can’t get anyone interested in doing a repair on this, it’s hard to find someone to estimate the damage. The contractor claims no liability for a roof he didn’t install.

However, his workers caused the damage and it seems he should take responsibility for it. He has never acknowledged that his workers did it and is now suing me for half the cost of the new roof (I withheld half until I could get him to fix the damage and leaks).

I should also mention that when they were doing the demo on the old roof, they tossed shingles and other debris which hit and dented it my garage door. The dent is small, but it’s vinyl and unrepairable.

He has a contract that says no money can be withheld for any reason and that they are not liable for any damages to property caused by negligence. Also, it says they won’t cover any “consequential” damage. I can’t believe I signed it!

But, how can a contractor get away with writing a contract that says they’re not responsible for anything they do?

On 2021-12-16 by Bettes

@Inspectapedia Com Moderator, Thank You for your timely and well thought out answer. It is nice to know the consumer/client has people like you to be their advocate. Your Truly Bettes

On 2021-12-16 by Inspectapedia Com Moderator - contractor used wrong color of shingles

@Bettes,

It's too bad that this issue arose after the job was complete. Cutting the roof job cost in half is going to be a big money loser for the roofing contractor. You can bet they'll never work for you again, even if you assert that the color complaint is their fault.

I would start by finding out how this happened. Was color never discussed? Was a matching color not available? Is the old roof old enough that you wouldn't be able to match its color anyway? Is this only a cosmetic concern or is there a shingle quality and durability question?

Typical roofing contracts specify the exact shingle brand and model that's going to be installed. What did your contract say?

On 2021-12-16 by Bettes

Our roofing contractors (without ANY input of color from us) bought shingles and installed a roof a shade lighter than our detached garage shingles. Our neighbor alerted us of this fact, so it is noticeable to the neighbors. We feel it is their responsibility to at least negotiate a financial settlement with us to resolve this glaring mistake.

Is it reasonable for us to ask our roofing contractor to share the cost of shingling the garage 50-50? Thank You for any advice on this matter.

On 2021-11-02 by inspectapedia.com.moderator - protecting the building from further damage must be priority

@Agnes Tate,

Your first and immediate priority is to protect the building from further damage from leaks.

That damage can become quite expensive if it causes mold contamination or a ceiling collapse.

If the original roofing contractor refuses to return your calls or to get in touch with you, you need to find someone else to inspect the roof and to make whatever repairs are needed.

Then you can settle your affairs with the original roofer later.

Don't leave the house being damaged while you argue about who does what.

On 2021-11-01 by Agnes Tate

I had my roof replaced in 2018, and it was allegedly guaranteed for 50 years; with the recent rains we are experiencing a leak but are unable to get in touch with the contractors. I would truly like advice on what my next steps should be.

This company was presented to us with using PACE. The name of the company is Edwards Builders.

On 2021-10-13 by inspectapedia.com.moderator - bleach won't help with mold contamination

@hhirentnow3b,

Unfortunately if ceiling drywall has been wet, spraying the exposed surface with bleach is improper and ineffective and is likely to leave a growing mold contamination problem on the attic side of the same material.

Start by having a thorough independent inspection for water damage and mold contamination, and don't delay in removing wet materials and drying out the area, as the longer things stay wet the more -extensive damage may become.

On 2021-10-12 by hhirentnow3b

I have a home with a sunroom that was added after initial build - by previous owner. We were having no issues with roof (which was older) but others of street were getting new roof via insurance companies because of hail damage. Roofer inspected ours and found hail damage.

They called un on a Monday and wanted to start working on new roof.

We were out of town and expressed concern as the local weather report was for continuous day after day of rain.

They assured me that they would take all precautions and there would be no issues. When we returned on Thursday we found that we had water spots through out the home and water had leaked into sunroom.

They sprayed ceiling which removed water stains but now have bleach marks on ceiling. The sunroom smell tremendously and I cannot get rid of the odor. We are worried about mold.

Roofer originally stated they would make everything alright but now state they see no spots and smell nothing. I guess I will need to reach out to my insurance company and possibly an attorney but would like suggestions from you all.

On 2021-10-12 by inspectapedia.com.moderator - can unfinished roof be left to weather exposure?

@Richard Beer,

What's the question, here, Richard?

If you are asking if a roof can be left open to weather exposure, and without any other information about your situation, we have to say of course, there are some instances where it is perfectly normal for a roof and the building below to be open to the weather:

specifically, during construction, before the building has reached "dry-in" status of weather protection, much of the structure remains open to wind, rain, snow, etc.

But if you're talking about a roof repair or re-roofing job, a roofer who is unable to complete the job in one site-visit (one day), would be smart to protect the building from potential water damage should it rain, by installing temporary coverings such as tarps, at the end of the day's work and at roof areas that are not yet weather-secure.

On 2021-10-12 by Richard Beer

Leaving roof open to weather

On 2021-09-18 by Bowers

@Bowers, Thank for your advice. Yea looks like the UGLY TRUTH… get another roof contractor to repair this poor job of the contractors.
Again thank you…

On 2021-09-17 by inspectapedia.com.moderator (mod)

@Bowers,

OPINION:

1. first priority is to protect the house from damage, rot, mold, etc. so

2. look in the attic to see if you can tell where the leak is occurring - that may simplify the repair needed

In the area of wet ceiling be sure to inspect the attic side of the drywall for mold contamination - and perhaps leave the insulation aside to let that area dry; if you can dry out in 24-48 hours you can often avoid mold

3. call the roofer, note that you have to protect the house from more costly water or mold damage so need a repair before the next rain;

4. if she / he can't come out promptly you'll find someone who can, and if it's costly you might have to go to small claims court - ugly, upsetting, time-consuming

On 2021-09-17 by Bowers

Posting image. Forgot to fill in the field.

Here is the image of the staing on the ceiling after a 10 hour rain.

My roof was done a couple years ago. Started seeing spots on my ceiling in a particular area. Called the contractor over and over and over. Said he would come out… and NO SHOW. Tires of this crap. What actions should be taken going forwards?

On 2021-08-29 by jfiore

@inspectapedia.com.moderator, Thank you for your help.

I’m very sick over this, we waited a long time to have this installed and thought we were going with someone good since he was master elite.

Where can I find a good expert? What would I be looking for? I have a warantee that includes worksmanship, GAF said I could file a claim and they would have a specialist call me, but I did not file yet. Would you recommend having an independent inspector come instead?

On 2021-08-29 by inspectapedia.com.moderator (mod) - compare roof installation with manufacturer's instructions

@jfiore,

Yes I see in your earlier photo that the shingles are installed in a sort of wavy pattern which looks as if the installer did not follow the standard or manufacturer's recommended offset at the start of each single course.

Whether this is only a cosmetic issue or whether it actually affects the shingle life depends on exactly where the joints are an individual courses of shingles and with respect to the course above and below. Need an experienced inspector to take a closer look at the roof to see whether there's actually a leak risk and shortens life risk because of the shingle pattern.

Unfortunately I'm not optimistic about this case. Most often you'll have a hard time collecting from the roofer who's going to do anything rather than pay for the job twice or take a loss.

Start by getting an independent, documented expert report that tells you whether this is cosmetic or functional in import.

Look in the page top EXPERTS DIRECTORY or try some local home inspectors or people listing roof inspection services. Be sure to discuss your concerns and to obtain a detailed, photo-documented written report that you can compare with the installation instructions provided by the manufacturer of your specific roof shingle brand and model.

That comparison can avoid wasting time with a lot of arm-waving argument.

On 2021-08-29 by inspectapedia.com.moderator (mod) - I should have used my neighbor's roofer

@jfiore,

I'll try to be helpful but I need a clearer picture of your roof shingles. When I zoom in to try to look at the pattern it's all a blur.

Perhaps you can post a sharper photo or when taken from a closer point of view

As for stair step, I'm not sure what you mean. There are some laddering or step patterns on roof shingles that could actually be a mistake.

On 2021-08-29 by jfiore

Hello! I had my roof replaced a few days ago with architectural shingles. My neighbor across the street has the same shingles in the same color, but hers look very different. They have a clear pattern to them, the stair step pattern described on the manufacturer’s website

In comparison, my shingles do not have a pattern to them, when looking for a pattern it is wavy at best.

I should have used her roofer, but we decided to go with mine because he is a “master elite” and “presidents club”. I am very upset, we waited 8 years to afford this and had to take out a loan. Is there anything that can be done? (Sorry if I posted twice, I think I deleted my first post so I rewrote it.)

On 2021-08-16 by inspectapedia.com.moderator (mod) - leaky Long Island Roof trouble

@Anonymous,

I don't feel that I'm in a position to tell you what you should do.

But I can tell you what I would do.

I would call the original roofer and tell them that there are some serious problems on my roof including active leaks and missing shingles at exposed roof deck.

I didn't hear back from them in 24 hours with a plan to fix those things I would find someone else to fix the roof. because I can't leave the house exposed to expensive leaking water damage.

And I would see them in court to recover the cost of that emergency repair. Probably with little success.

My point is that your first concern is to protect your house from expensive damage as you really can't afford to keep dragging your feet on getting it repaired. I'm also a little nervous about having the same roofer come back and do repairs when it sounds as if their workmanship is terrible. But still you have to give them an opportunity to do that or you have no right to complain about their warranty service.

On 2021-08-15 by Anonymous

i had a roof is]nstalled 9 yeard ago by ww of long island, Starting with the following years and at least 6 times after that they have had to come out to replace shingles or add flashing due to poor installaton and ceiling leaks, Tis year, after being fed up, I called my insurance company to fix some shingles.

I didnt know that they were going to do an entire roof inpection. Good thing they did!

There were no ice and water shields, more shingles than we thought were missing and in one spot the actual wood was exposed! We are still under a 10 year warranty.

WW of Long island said that they would come out but after we mentioned that an inspection was done, we havent heard from them. Should we contact Dept of Consumer Affairs or go straight to a lawyer

On 2021-06-03 by inspectapedia.com.moderator (mod)

@Sandy,

You paid for the material so it should be yours.

On 2021-06-01 by Sandy

I gave roofer 1/2 upfront for materials then other 1/2 at completion. I thought left over metal should have been mine but he took all left over metal roofing sheets. Is that normal to do ?

On 2021-05-08 - by (mod) - terrible roof job, leaky flashing

@Bad roofing job,

I cannot see enough to be sure I understand the whole situation but from your photo it looks as if the roofer tried to make a small cricket to direct runoff away from the roof side of a wood-framed chimney chase that is quite close to the ridge.

What's missing are flashing and counter flashing between the roof and the chimney sides.

I think you need a roofer or handyman to remove the shingles in that area to install the correct flashing.

In the ARTICLE INDEX you will also find details describing the correct way to build chimney flashing.

Watch out: DO NOT pay for this roofing job before it is complete or, in my experience, you'll never see the roofer again and will have to hire someone else to finish that flashing up near what looks like a hip or ridge.

You can post as many photos as you need, but one at a time - one per comment.

On 2021-05-08 by Anonymous

I am trying to load more pics of bad roofing job ad. Am wondering how and what can I do to make this better - see photo above.

On 2021-05-08 by Bad roofing job

My roofing contractors have done a horrible job, my roof now has waves in it, one of my ridges has a huge dent in it. They reused my old hail dented flashing everywhere. They basically did a cut and past job to do the hard to reach areas.

My shingles have nails pops, they replaced my metal power attic vents with plastic ones, they put on gutters that do not match my home colors. They did redo the screens but did not install them, they are in my hallway.

They said the shingles where the best premium 25 yr 3 tab shingles and now they are saying if I file about her claim they will upgrade me because these shingles are the cheapest weakest shingles around even though they sold them to me as premium.

They didn’t even bother to replace the chimney case cover or chimney cap. Everything is basically still my hail damaged material. They were supposed to replace the decking and trim for my garage attic opening, this wasn’t done, they were supposed to power wash and repaint my entire back side of cement board.

I am being hounded to sign a COC and to pay them. Even though in the beginning they said no payment till job is complete. What can I do?

On 2021-04-29 - by (mod) - the roofing contractor won't even return my calls

@SHIRLEY CHEN,

I am upset in your behalf, and appreciate the question.

What to do if your roof is leaking and the installing roof contractor won't come back to examine and fix it:

To get help with your roof

1. Try once more to call Mr. Garrido at Alpine Roof Co; leave a message explaining that (PROVIDED THIS IS ACCURATE) your roof is damaged, leaking, and is thus risking extra costly damage to the home - so if he cannot come promptly to inspect, diagnose, and repair the trouble (that you think is under warranty), you will have no choice but to hire someone else - possibly at his ultimate cost.

If that does not get you a prompt reply, then move on to step 2:

2 Protecting the building from damage is the first priority: if there are active roof leaks the risk is costly mold contamination, and longer-term the risk is damage from insects or rot.

So if Mr. Garrido is not willing or able to fix your roof under warranty or otherwise, don't waste time with arguing if the house is at risk as I outlined above.

Instead, act first to get a couple of bids from other local roofers to inspect the roof, tell you what repair is needed, and then get that work done.

Stay focused on first protecting your home.

3. When the home is repaired and thus safe from ongoing costly damage, if the cost of work that you think should have been done under warranty by a prior roofing contractor - in your case Alpine - you can pursue recouping the extra cost you faced by either small claims court or by hiring a local attorney - one who is familiar with construction disputes.

On 2021-04-29 by SHIRLEY CHEN

I have been trying to get the contractor for Alpine Roof Co. here for over a year to repair a problem.

He will not return calls and I found his license has expired. The roof is under warranty. If my husband will still alive this would have been taken care of a long time ago. Alpine is located in Yucca Valley, CA and the contractor is Fred Garrido. His cell phone number is 760-964-4706. Can you help me.

On 2021-04-27 by danjoefriedman (mod) - Too Many Shingles Left Over

@Too Many Shingles Left Over,

It sounds as if you liked the roofing crew and were happy with the work - else I don't think the roofers would have enjoyed a BBQ at your expense.

But what about all those shingles?

Probably you paid for the shingles that were delivered to the job site.

The cost of materials for a roofing job is virtually always part of the contract bid, either
- as a line item separate from labor, demolition, etc.or- included in a flat price that the roofer may have bid - without details.

It sounds as if the roofer may have over-estimated the number of squares of shingles needed for the job and thus bought too many - or (this would not be common) there is something else, more-fishy, going on.

First let's be sure we're counting shingles accurately:

1 BUNDLE of asphalt roof shingles covers 33 1/3 sq.ft.

3 BUNDLES covers 100 sq.ft. and = 1 SQUARE
If there were really 400 SQUARES of shingles left over, that's 400 x 100 or 40,000 square feet! That sounds like a mistake.

If there were really 400 BUNDLES of shingles left over, that's still a stunning amount, enough to cover 13,320 square feet of roof.

If the amount left over was actually just a few bundles of shingles, I'd forget about it.

If the amount is substantial - many squares left over - then take a look at your original contract to see what it says about the roof size, the re-roof job cost, and the amount of materials to be bought.

If your contract doesn't have those details or if you're not confident they're accurate you will need to have an independent contractor or inspector measure your roof for you

Remember that more shingles are needed than just the square-foot area; added shingles are needed for hips or ridge and starter course

So let's be sure we've got the numbers right - using the Comment Box "Add Image" button you can post photos of the size of the stack of bundles of shingles left over (one photo per comment) or you can email me photos if you prefer.

On 2021-04-27 by Too Many Shingles Left Over

My roof was completed yesterday. There were 9 guys who I fed a full course meal.Bbq ribs, pork chops and rice and beans.

There were lots of shingles left over. they put them in a truck and covered it with garbage and carry it away. I was in my home taking pictures of them through my window. I reported this to the contractor to no avail by email.

today 2 men came and took the remaining shingles.

I ran outside .they made up a story about the guys. I said no way and showed them the pictures which they tried to explain to no avail. they asked if there were more pictures. I told them to forget it; slammed my door on them.who pays for all of these shingles?

I am 76; moved to Pensacola from NY ; I've seen it all. I do not want to be charged for 400squares. - Anonymous by private email

On 2021-04-25 - by (mod) - diagnosing a roof venting problem

it sounds as if you've made a reasonable diagnosis of the venting problem.

One cannot describe exactly what steps to take to add soffit venting for your buildings without knowing a bit more about how they are constructed, but here are three articles that describe remedies for adding eaves or soffit venting where it is either missing or inadequate:

ROOF VENT if NO SOFFIT

SOFFIT INTAKE VENT BLOCKED

ROOF VENT SOFFIT, CONTINUOUS

please take a look, don't hesitate to comment or to ask further, and perhaps to post sketches and photos (one per comment) of your buildings' venting details.

On 2021-04-25 by Intake/exhaust

Our cndo is garden style, with five buildings each with three attach units. The roofer put new roofs on, including new wood sheath. He installed ridge vents and intake vents around 18 inches above the gutter. When doing the math, the intake/exhaust area ratio is 45%/55%.

As such, the pressure in the units is imbalanced and creating an exagerated stack effect, especially when the furnace is on. You can feel an upward breeze. It seems like we need more intake vents, or need to clog up the exhaust vents. What is the best way t do this?

On 2021-04-2 - by (mod) - find an inspector who knows about your specific roofing material

@JW, you might find an inspector who as expertise in wood shingle or shake roof installation among those listed in the EXPERTS DIRECTORY - links are at page top

On 2021-04-23 by JW

I need for a expert in wood roofing to assess my situation. My home owners Association is demanding that I replace my wood roof I put on in 2003. This is due to some of the shingles curling and a missing crown.

This cedar shake roof was put on over the old roof without replacing the decking in 2003. I am in need of a unbiased opinion as too how I might solve this problem. The home owners Association and the roofing contractors in my area have to close have to close a relationship for me to be comfortable with their opinion.

On 2021-04-03 - by (mod) - give your roofer an opportunity to fix any problems, then ...

@Joanne Rogney,

What A Rat's Nest of a roofing problem. Unfortunately seems to me that you need to get your roof fixed before there is more rain and more water damage that could turn into an expensive mold contamination as well as water damage problem. I can't imagine your insurance company for the keep repairing damage caused by missing or improper flashing over and over again.

You may have no choice but to hire someone else to do what's needed and then to collect the cost of that in small claims court against the original roofer.

To do that you have to first give them an opportunity to come out and to tell them the situation, but if they can't come from which protect the house from further damage they're creating an insurance and a legal issue for you and for themselves.

On 2021-04-03 by Joanne Rogney

Three years ago we had a roof replacement done due to hail damage. After we had our roof inspected by our home owners insurance company and received an estimate for everything that was to be done.

We hired a roofing contractor that had done many of our neighbors roofs. Well about a week ago we noticed water damage on our downstairs ceiling. We have a fireplace upstairs but everything was dry. We called our present insurance company and they sent their insurance adjuster out to assess the situation.

She gave us an estimate and suspected poor or no chimney flashing. They will cover the damage caused by the flashing but not the repairing of the flashing.

Plus we have a $1000.00 deductible. The roof came with a ten year warranty so our insurance company told us to get the original roofing company out here to fix the flashing and honor their warranty.

We called 3:times in 4 days and spoken to and left messages everytime with their receptionist. We informed her of the urgency and still no one has gotten back to us.

I pretended to he someone interested in getting quotes for a roof repair on their website and the receptionist called me back immediately.

I informed her who I was and that someone needs to get out here Monday (Of course it's Friday late afternoon) she assured me that they would take care of us and honor their warranty if in fact something they did or didn't do caused the leak. I have a copy of the original insurance estimate where they included what needed to be repaired or replaced.

These were some of the things listed:

L flashing,

step flashing,

RR flashing and pipe flashing.

My question is what do we do if they refuse to come and even look at the roof. If it's proven to be the flashing around the chimney and because it was listed on the estimate and under warranty are they obligated to not only replace or repair the problem but pay for the damages and our deductable?

...

Continue reading at ROOFING CONTRACTOR, FIND & CHOOSE or select a topic from the closely-related articles below, or see the complete ARTICLE INDEX.

Or see ROOF JOB DISPUTE FAQs - questions and answers posted originally on this page.

Or see these

Recommended Articles

• BEST ROOFING PRACTICES
• ROOFING CONTRACTOR CERTIFICATIONS
• ROOFING CONTRACTOR, FIND & CHOOSE
  • STEP 1: FINDING A ROOFER
  • STEP 2: CHOOSING A ROOFING CONTRACTOR
  • STEP 3: CHOOSING ROOF MATERIAL
  • STEP 4: NEGOTIATE ROOFING CONTRACT
  • STEP 5: LETTING THE ROOFER ROOF
  • STEP 6: RESOLVING ROOF JOB PROBLEM

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DISPUTE RESOLUTION on ROOF JOB PROBLEMS at InspectApedia.com - online encyclopedia of building & environmental inspection, testing, diagnosis, repair, & problem prevention advice.

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