The questions that lower the real cost of a San Antonio roof

Questions about the scope of work

Is this a tear-off or an overlay, and how many layers are on the roof now?

San Antonio's re-roof permit application reminds applicants that the residential code allows no more than two layers of roofing. If your roof already has two, an overlay is off the table, and a bid that assumes one will change once the crew is on the roof.

How will damaged decking be handled, and how is it priced?

TDI's storm repair guidance says the roof deck should be inspected and any deteriorated or damaged decking replaced before the new covering goes on. Ask for decking as its own line item with a unit price, so an allowance does not quietly become a change order.

What happens to vents, pipes and flashing?

Penetrations are easy to skip in a low bid. San Antonio requires separate mechanical, electrical or plumbing permits, pulled by licensed trade contractors, when existing roof penetrations are extended above the new roofline (City of San Antonio). TDI adds that skylights, roof vents and roof turbines are vulnerable to high winds and hail and should carry a published wind resistance rating.

Who pulls the permit?

The city's application says that when a contractor signs, the permit belongs to the property owner and the contractor acts as the owner's agent; a homeowner who pulls their own permit takes on the inspections. Find out which one the bid assumes.

Questions about materials

Which product, exactly, and will the contract name it?

TDI tells homeowners to make sure the contract lists the materials the roofer will use, and to watch for defective or low-quality materials as the work goes on. Ask for the manufacturer, product line and color in writing, and keep a label from the bundle.

Will an impact-resistant roof pay for itself on my policy?

Only your insurer can answer that. TDI says the discount for each impact-resistance class is set company by company, and its home insurance guide points to HelpInsure.com for comparing discounts. Get the credit in writing before you pay extra for it.

Questions about the insurance money

What is my deductible in dollars?

If your policy uses a percentage deductible, TDI suggests working out what it comes to in dollars before a storm, and checking whether wind and hail carry a separate deductible. That figure is yours to pay on every claim.

Is my roof covered at replacement cost or actual cash value?

TDI notes that as roofs age, some insurers switch roof coverage to actual cash value, which pays less for an older roof. Read your renewal notice, because the answer changes how much of a new roof comes out of your pocket.

What will the insurer need before it releases the depreciation?

Texas Insurance Code section 707.004 lets an insurer with replacement cost coverage hold back recoverable depreciation until you give reasonable proof that you paid your deductible. A canceled check, money order receipt, credit card statement or signed installment plan counts, so pay the deductible in a way that leaves a record.

Does the contract carry the deductible notice?

Under Business and Commerce Code section 27.02, any contract of $1,000 or more that is expected to be paid at least partly from a property insurance claim must print a notice in at least 12-point bold type. It opens:

"Texas law requires a person insured under a property insurance policy to pay any deductible applicable to a claim made under the policy."

The notice goes on to say that a seller expecting to be paid from claim proceeds violates Texas law by knowingly helping you skip the deductible. A contract without it is a warning sign on its own.

Is the roofer offering to handle my claim?

Texas Insurance Code section 4102.163 bars a contractor from acting as a public adjuster, or advertising to adjust claims, on a property where it is doing or may do the work. If you want help negotiating a claim, TDI says a public adjuster must hold a TDI license.

Questions about payment

How much is due before work starts?

TDI advises being wary of any contractor who asks for a large or full down payment. After a disaster declared by the governor or a county judge, Business and Commerce Code chapter 58 goes further for remediation contractors without at least a year's physical business address in your county or a neighboring one: the contract must be in writing, no payment can be required before work begins, and partial payments must be proportionate to work done.

Are there blank spaces, or a line signing over my insurance money?

TDI warns against signing a contract with blanks, and against wording such as "Homeowner agrees to the listed repairs for the value of insurance proceeds," which gives the contractor every dollar of the claim (TDI).

For background on how bids are built, see the National Roofing Directory's roof replacement cost guide and its new roof installation guide.

Frequently asked questions

Is the lowest roofing bid the best deal?

Not automatically. TDI suggests getting at least three bids so you can see which offers may be too high or too good to be true, and TDI says a contractor who offers to waive your deductible is likely making up the difference by cutting corners.

What does Texas require of contractors after a declared disaster?

Under Business and Commerce Code chapter 58, a disaster remediation contractor without a local business address of at least a year needs a written contract, cannot require payment before starting work, and must include a bold notice explaining those rules. The chapter cannot be waived by contract.

Can my roofer negotiate my insurance claim for me?

No. Texas Insurance Code section 4102.163 prohibits a contractor from acting as a public adjuster on a property it is or may be working on. A licensed public adjuster, or you, can handle the negotiation.