Understanding the Hidden Costs of Roof Replacement

Ever heard that story? A homeowner agrees to a price for a roof replacement, only to get a surprise bill at the end that’s 10% or more, higher than the original quote. It’s frustrating for the homeowner and can make the contractor seem dishonest.

Sometimes these extra costs are valid, but other times, a less-than-ethical contractor might be taking advantage of an unsuspecting homeowner. So, what exactly are these “hidden costs,” and how can you protect yourself?

The first step is to understand what are the legitimate and reasonable costs that might arise during a roof or siding replacement. These include:

• Rotted Wood: This is a common issue that can’t be seen until the old roof is removed.
• False Decking: Additional layers of decking might be discovered that weren’t visible during the initial inspection.
• Critters: Unwanted guests like squirrels or raccoons can cause damage that only becomes apparent once the roof is off.
• Mold: Mold growth can be hidden beneath shingles or in the attic.
• Structural Repairs: More serious issues with rafters or other structural components might be uncovered.

Why Are These Costs Legitimate?

It all comes down to how your roof is built. During a standard inspection, a contractor can check the health of your shingles or peek into your attic. However, this doesn’t guarantee they can spot every potential problem. The only way to know 100% before starting work would be to allow your contractor to do a destructive investigation before removing the old roof – a process that’s expensive and can leave your home vulnerable if rot is found.

These five issues are legitimate “extras” that homeowners should be prepared for. It’s crucial to ask your contractor how these situations will be handled and added to your invoice. These terms should be clearly outlined in your written contract.

For example, if rotten wood decking is found, most contractors will have a predetermined rate for replacing a sheet of decking, typically between $65-$85 per piece. Another common issue is a rotted fascia board, which might cost $6-$10 per linear foot. Again, these rates should be written into your contract.

A big red flag for homeowners is a contractor unwilling to commit to unit rate pricing for these standard items that can’t be inspected beforehand. Without this commitment, you open the door to frustration and potential overcharging.

Dealing with the Unexpected

The unforeseen cost that often causes the most headaches is when structural repairs are needed. This happens when issues with rafters or other essential structural components are discovered to be incorrect or damaged over time. There isn’t usually a standard “unit rate” for such complex repairs.

However, good contractors will have a clear and straightforward approach. For example, at Kanga Roof, if an unknown structural repair is needed, your project manager will be on-site immediately. They’ll explain what was discovered (with photos), discuss your options, and provide budget estimates for each. Our contracts explicitly state how these charges are handled, and we commit to staying within the agreed-upon budgets.

If problems related to critters or mold are found, a third party is usually involved. Many states require specific licenses to deal with these situations, which most roofing or general contractors don’t possess. A good contractor will notify you immediately, ensure your home is temporarily watertight, and work with the third-party specialist to ensure proper remediation before the new roofing system is installed.

Our Commitment to Clear Communication

We believe that clear communication is essential in any of these situations. That’s why all of our pricing is written out in our contracts before any work begins. Even more importantly, every roof replacement gets a dedicated project manager. This means if you encounter an unforeseen situation requiring additional work, you’ll know exactly what’s happening, how you’ll be charged, and have a real person there to answer your questions and provide options.

We hope this sheds some light on what can be a very daunting situation for many homeowners. If you’re interested in partnering with our team for your next roofing or siding project, please CLICK HERE to schedule your inspection online or give us a call at 586-566-0308.

Sincerely,

Bill Burkhardt, Jr
VP of Marketing, Owner