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Last Updated: Feb 8th, 2012 - 06:46:21

Replacing Your Roof

Taking Care of Your Roof

Hiring a Licensed Contractor

More Useful Tips

• Hire only licensed contractors and contact the CSLB to verify their license;
  
  
• Get three references and review past work;
  
  
• Get at least three bids;
  
  
• Get a written contract and don't sign anything until you completely understand the terms;
  
  
• Never pay more than 10 % or $1,000 down, whichever is less;
  
  
• Don't let your payments get ahead of their work and keep records of payments and all papers in a job file;
  
  
• Don't make final payment until you're satisfied with the job;
  
  
• Don't pay cash; and
  
  
• Don't rush into repairs or be pressured into making an immediate decision to choose a roofer

What About the Contract?

It's important that you get everything in writing. A well-written contract is one of the best ways to prevent problems. The contract protects you and the contractor by including everything you have both agreed upon. Get all promises in writing and spell out exactly what the contractor will and will not do. Make sure any changes to the contract, called change orders or addendums, are also done in writing.

. . . and Permits?

Your contract should call for all work to be performed in accordance with all applicable building codes. Building codes set minimum safety standards for construction. Generally, a building permit is required whenever structural work, like a roof is involved. The contractor should get all necessary building permits. If this is not specified in the contract, you may be held legally responsible if the contractor fails to get the required permits. Your local building department will inspect your roof when the project has reached a certain stage and again when the roof is completed.

. . . and Insurance?

Make sure the licensed contractor carries worker's compensation insurance for his or her employees. They must also tell you if they carry general liability insurance in case of accidents on the job. Ask for copies of these policies to keep in your job file.

* To learn more about contracts, order or download CSLB’s free booklet, Home Improvement Contracts: Putting the Pieces Together, from the CSLB Web site.

Mechanics' Liens

You should protect yourself from mechanics' liens against your home in the event the contractor does not pay subcontractors or material suppliers. You may be able to prevent this by having a release of lien clause in your contract. A release of lien clause requires the contractor, subcontractors and suppliers to give you a certificate of waiver of lien. This verifies that they have been paid. You can also write a two-party check, to both the contractor and subcontractor or material supplier. The check cannot be cashed until both parties sign. If you are financing your project, the bank or lending institution may require that the contractor, subcontractors and suppliers to verify that they have been paid, before releasing funds for later phases of the project.

A Warning about being your own Contractor (Owner/Builder)

Homeowners can face very serious legal and financial problems if they choose to try to save money by acting as their own contractor. The term for this is owner/builder. If the homeowner chooses to be an owner/builder, they become an employer and must:

• Provide workers compensation insurance and withhold payroll taxes if they hire any unlicensed contractors;
  
  
• Be responsible for making sure the job is done properly. If any of the construction doesn't pass building inspections, the homeowner is responsible for correcting the work;
  
  
• Make sure all contractors and material suppliers are paid, or mechanic's liens may be filed against your property. Even though you may have paid your roofing contractor in full, a mechanic's lien could lead to the sale of your property in order to pay a bill for services on your property that was not paid by your contractor. It is not illegal for a homeowner to act as an owner/builder. But, unless you have a lot of experience in construction, the CSLB recommends that it's best to hire a legitimate, licensed expert.
  
  

Typical Roofing Scams

While most roofing projects go as planned, it's important that you're aware of some typical roofing scams. The most common is someone who knocks on your door, offering to replace damaged shingles and spray your roof with oil, sealers or preservatives. Typically, they will say they noticed the homeowner's roof is in need of repair and they have leftover materials from a nearby job and can complete the repair for a reasonable price.

The bogus coating is often a diluted mixture of diesel or gasoline and paint and washes off with the first rain. Later, some roofers say they made other needed repairs or come out of your attic with wet clothes and saying they’ve detected water damage. These unscrupulous roofers can use pressure and intimidation to extort more money from the homeowner.

Homeowners should not rush into any construction job just because they're told they're getting a great deal.

Handling Problems

If problems arise during or after construction, talk to your contractor. Usually he or she will make corrections willingly. If your contractor refuses to make corrections, you may want to file a complaint with the CSLB.

Filing a Complaint

• Gather all papers relating to your project, including contracts, change orders and cancelled checks;
  
  
• Take photographs of the problems; and
  
  
• Notify the contractor in writing of your dissatisfaction.
  
  

Contact the Contractors State License Board at www.cslb.ca.gov or at (800) 321-CSLB (2752) to get information on filing a complaint. You can also download a complaint form. If your complaint falls within the Board's jurisdiction, the Intake/Mediation Center can help mediate a solution. The case could also be turned over to the Board's Investigation Center for a complete investigation.

* Before filing a complaint, order or download CSLB's free booklet, A Consumer Guide to Filing Construction Complaints, from the CSLB Web site.

The Contractors State License Board offers free publications to review before you get started on your roofing project:

• What You Should Know Before You Hire a Contractor
  
  
• Home Improvement Contracts: Putting the Pieces Together

You can order these booklets online at www.cslb.ca.gov or call toll free at (800) 321-CSLB (2752).