We recently bid on supervising a partially completed roofing job for a resort on the coast of Oregon. During the bidding process, we offered the property owner some free advice about nailing, protrusions, pipe jacks, rake edges, and starting roof jobs late in the season when they might encounter rough Oregon coastal weather.

Nailing:

Probably the most crucial aspect. So far this year, I have had two brand new roofs torn off because of very bad nailing. If you hear the roofers going super-rapid-fire with the nail guns, that is a big red flag. ALL nails must be perpendicular to the deck and flush with the surface of the shingles. Use six nails per shingle and use stainless steel nails. Sides of roof facing ocean should also be hand sealed. Nails must be placed at certain points, not just anywhere. Nails that are tilted, raised, or pushed in too far are not acceptable and could void the blowoff portion of your factory material warranty.

Roof Protrusions:

All roof protrusions should be double sealed, meaning that sealant should be used both between the top of the shingles and the bottom of all fixtures/protrusions as well as the shingles that cover the tops of all fixtures/protrusions.

Pipe Jacks:

I hope they are using two piece lead plumbing pipe jacks and not the rubber/NCF "no-caulk" jacks. And, they should be using continuous ridge vent or copper attic vents; no steel vents as they will soon rust. Plastic vents most economical approach but keep in mind that the plastic vents will fail and need replacing before the shingles do.

Rake Edges:

Rake edges (if any) should have a bleeder strip that is sealed between the gable/rake edge flashing and the underneath side of the bleeder strip. Shingles and bleeder strip should extend a good quarter inch past the edge of the rake metal.

Weather in Coastal Oregon:

We have been blessed with this dry run weather wise, but it will end soon and what is in store for us at the end of that rainbow? When the weather goes south, it may REALLY go south. You may want to consider stopping the roof work at a certain point and finish next year. It will soon get to the point that for each step forward, you may very well take two steps backward and expose yourself to weather related 'issues'. Your roofing company should have manned the job with more guys; but then again, they would have if they could have. I know how these guys think. I am kind of surprised that such a large project was started so late in the year.

Oregon Roof Consulting & Inspection was hired to inspect a new 50,000 sq. ft. roof on Linden Grove Health Care Facility in Puyallup Washington in July 2013. The shingle is a 30-year Certainteed 'Landmark' laminate that was installed after the old composition roof was removed. The property owners wanted an independent third party to inspect the entire roof and document that it was done to manufacturer specifications. ORC found a few minor/superficial items that took about three hours to correct. Other than that, the roof passed inspection.

The Contractor was Centimark Corporation, based in Pennsylvania. The roofing was installed by Centimark Corporation in Auburn Washington.

Project Management Commissioned 4/30/13: Oregon Roof Consulting (ORC) has been commissioned by a busy professional to manage this residential roofing project from beginning to end.

ORC will be responsible for:

• having quality-oriented roofing contractors bid the job;
• writing the specifications for the job;
• assist in deciding who does the roof;
• monitoring the job on a daily basis;
• photo documenting all aspects of the work;
• emailing each day's photos to the owners to show the progress;
• inspecting the completed job.

Managing your roof job is just one of the many services offered by Oregon Roof Consulting. I can save you time, money, and headaches and will make certain you get what you pay for. Guaranteed!

Bid Update: 5/15/13

The difference in bid prices was amazing considering that all five vendors were presented with the same list of products and specifications. Prices were requested for five different shingles: the difference in price for the same thing was up to $21,000! If the roofing companies were left to bid it their way, one would expect pricing to be all over the place. However, considering all were bidding the same job the same way, the pricing should have been closer. Bid monitoring is just one reason to have a qualified third-party owner advocate assist in the process, literally saving the property owner tens of thousands of dollars for the same job!

Successful Job Completion: 7/23/13

After the old shakes were removed, 1/2" plywood was installed. The plywood was gapped 1/8" everywhere, staggered properly, and all end joints are on rafters. Where necessary the original spaced sheathing was either raised or lowered so all horizontal plywood joints are over solid wood. The roof is Certainteed lifetime 'Landmark TL' in black. Included components are but not limited to:

• Lead pipe jacks sanded, primed and painted.
• 9" continuous ridge vent.
• Replace two 2X4 skylites with double E glass units.
• Use two different color metal flashings (Black / White) depending on location.
• Use 6" 'stem' or 'flapper' vents for all utility vents. Metal (never) plastic.
• Ice & Water shield in all valleys and at all protrusions.
• 5-ply lifetime 'Mountain Ridge'.
• Oversized 'D' metal at rake edges with bleeder strip.
• 6 double 'D' ring anchors evenly spaced around roof.
• Chimney counter flashing sanded, primed and painted, then screwed to chimney flashing with 1/4" hex head sheet metal screws.
• Shingles 6-nailed instead of the typical 4 nails.
• Both chimneys pressure washed and sealed prior to the roof install.

A first class job from start to finish!

The Price Comparison Sheet above is for a residential roofing project that Oregon Roof Consulting is managing (see "Residential roofing job management start to finish"). All bids came from top companies and all were presented with the same installation specifications and shingles to bid.

There is quite a contrast among the bids. We typically recommend tossing out the low bid, but in this case a very qualified vendor placed  the low bid.

This roof installation project will be monitored and managed by Oregon Roof Consulting (ORC) to make certain it is done correctly. ORC has saved the homeowner up to $23,000, depending on which vendor, shingles and other options are chosen.

Why the differences in pricing? Some typical reasons include:

• Higher overhead from one company to another.
• Estimating accuracy. (An estimator can make or break a company).
• Some companies want higher profits with each job.
• Some companies are busier than others. If busy, they bid high; if slow, they bid low.
• Some companies feel that getting 80% of the desired price for a job is better than not getting the job at all.

The bottom line: It isn't enough to just take (or toss) the lowest bid. One needs to be smart about it, know the vendors, know the materials, know the proper roofing techniques, and make sure the roofing contractors follow through on the specifications. Contact Oregon Roof Consulting to help you find the best vendor with the best price and follow-through for your roofing job.

Brand new roof heading to the landfill.

Nobody likes to see a brand new roof being torn off and done again (see “Brand New Roof Needed Re-Do - Don't Let This Happen To You”). But that’s what can happen if a roofing company doesn’t do the job right the first time.

Unfortunately, many roofing companies avoid jobs managed by a third-party owner advocate like Oregon Roof Consulting (ORC). They simply are not accustomed to being scrutinized and monitored by a fully-qualified third party, and this is very uncomfortable for them.

I’ve found that for each company that is willing to cooperate with us, two more want no part of it. Contrary to being a bad thing, this reluctance by “the other two” weeds out potential issues and likelihood of conflict before, during, and after the roofing project.

If a company is confident in its abilities, there probably is nothing to be concerned about. A confident, competent company – especially one that is willing to be managed by an owner advocate – makes perfect sense to ORC. I see it as a win for all involved. The legitimate roofer gets a nice job, ORC saves another homeowner, and – most important – the owners  paying for all of this are assured of value and quality with a roof they won’t have to worry about in their lifetime.

​Recently Bob Villa of “This Old House Fame“ wrote an article asking the question “Should You Replace or Repair Your Roof?” He begins:

Making good decisions is the key to minimizing near- and long-term costs related to any home improvement. This is especially true for large, complex jobs like reroofing. In this particular case, some of the most important decisions should be made before you hire a contractor or choose a shingle manufacturer.

His article covers several topics, including:

• Whether to simply patch leaks and damaged areas
• Whether to partially reroof or completely reroof
• Whether to tear off or roof over
• How to find the right contractor

Joe Sardotz at Oregon Roof Consulting encourages you to read this article from rafter to eaves. Then contact Joe to help you make these tough decisions and take you through the entire process.

» Read the Full Story

This roof in Lake Oswego had to be redone. The specifications for the install were clear and the contractor knew it would be inspected. The ball was really dropped here. (Click images below for larger views in new window. Scroll down to read the rest of the story.)

Contract and annotations
​ Old roof prior to tearoff	Close-up of old roof
Close up of old roof	Preparing to install new roof
Tearing off new roof	New roof in drop box
Removal of damaged plywood overhang due to use of too-long nails	Replacement of damaged overhang plywood
New roof (second install)	New roof (again)

What was wrong? Lots!

• The contract specified 30lb felt, 15 lb was used.
• Edge flashing used was not as specified.
• Vents and pipes were not laid in sealant.
• At least 85% of nails were either set too deep, blown through (indication of air gun malfunction), at an extreme angle, and/or improperly placed. This does not occur if a roof is hand nailed.

All manufacturers are very specific about fastening, and even though a little 'wiggle room' is allowed, this was not even remotely close. Way too much wiggling! Also, the roofers used nails that were too long at the exposed overhangs, which damaged the plywood such that the owner demanded it be done again. Two days after the job was completed, the new roof was torn off and done again. The difference between the two installs was like night & day.

This incident created a lot of unnecessary stress for all parties, cost the roofer a lot of money, and was an embarassment for the company and the roofers themselves. Just a bad situation all the way around.

Do it right: First time, every time!

The moral of this story is: "Do it right the first time! Do it to manufacturer specifications. Do what the contract says."

Don't let this happen to you. I hate to think of how many badly done new roofs are out there and how many property owners have no clue about it. Have Oregon Roof Consulting inspect your new roof!

Joe's 25 Point "WOW Factor" Will Transform the Typical Mediocre Roof Installation into a High Performer

Almost four decades of roofing experience have enabled me to develop a 25-point checklist for installing pitched roofs and an 11-point checklist for installing flat roof systems. When implemented, these checklists produce a significant upgrade in a roof's waterproofing abilities as well as its overall appearance, far exceeding the quality and integrity of at least 98% of other "typically" installed roofs. Guaranteed.

How is this Accomplished?

By upgrading certain components, but mostly by adjusting installation techniques and taking just a little extra time. These installation methods greatly contributed to my success as a roofing contractor. The added cost to a project is just 3% - 5% (plus or minus), depending on the configuration of the project, and the added time is insignificant when compared to the end result. This extra care benefits the property owner, contractor, builder, remodeler and anyone else involved.

I have sent photos and text descriptions of jobs that I have done using my methods to executives of national shingle manufacturers, presidents of major materials distributors, architects, planners, and others in the building trades. Their response has always been "WOW!" -- which is why I call my system "Joe's WOW Factor." No gimmick. No sales pressure. The method speaks for itself.

When I have mentioned some of my methods to various roofers in the past, the typical back-of-the-hand response is something like:

• "You can't make no money doing all that stuff, it's way overkill."  **Note improper grammar**
• "The homeowner will never know about or be able to see this stuff."
• "You're crazy."

Coming from these so-called 'roofers,' intended negative comments like the above turn into compliments (like Mom always told me, "Consider the source. If someone insists on making a fool of themselves just get the heck out of the way"). I may be "crazy" but at least my roofs don't leak or blow off.
 
Regulations, Shegulations!

The roofing trade is a solidly regulated industry. Manufacturers have specific guidelines for the installation of their products, and failure to follow these specifications can void at least part of the material warranty. Countless boards, associations, and panels also have rules and guidelines. Unfortunately, way too many roofers ignore most of these guidelines or simply are not aware of them. A very high percentage of roofers simply have not been trained properly and have a lot of very bad habits, which are a few of the reasons why the roofing trade has a deservedly tarnished reputation. 
 
Shingle manufacturers such as Cerainteed have installer designations such as "Master Shingler." A small percentage of all roofers hold Master Shingler or similar designations. But even with the ones that do, there is no guarantee that these guidelines are being strictly adhered to.
 
What Happens to Roofs Without "Joe's WOW Factor"?

Some of my Joe's WOW Factor roofing techniques are visible; however, many are not -- at first! But as the roof ages, even a little, the differences between a mediocre roof and a great roof become all too apparent. Here are just a few examples of what happens when roofers cut corners or don't adhere to roofing installation guidelines (see my Hall of Shame page and other blog entries for more examples):

• Peeling paint on improperly prepared gas 'B' vent components, lead pipe jacks, and other items painted by the contractor create an expensive and unnecessary callback / service call to the roofer and a headache for the property owner;
• At least 85% of all roofs are (not) fastened to manufacturers specifications thereby likely voiding the wind blowoff portion of the material warranty. Every shingle wrapper by any manufacturer has a diagram showing proper nailing. They are very specific and are there for a reason;
• Components, valleys, and flashings not adequately sealed; Many times they are not sealed at all;
• Inferior components used and critical corners cut most of the time;
• Sheathing improperly fastened, spaced, and staggered;
• Property owner discovers gutter and/or siding damage after a roof installation because the roofing company didn't bother to protect the gutters and/or siding. This is a frequent occurance;
• Property owner discovers big black gouges and divots on their brand new roofs caused by roofers damaging the shingles as they walk atop them on a hot day without taking simple precautions that are easily implemented but rarely are;
• Property owner's new roof install job is so bad that it is necessary to tear it off and start over. See 'Blog'.

       ** These are just a few commonplace installation issues. I have 18 more that deal with layout; fastening; flashing techniques; quality of components; chimney & skylite details; wall protection, sheathing; and many more that will surprise you. Guaranteed..

Ensuring that Your New Roof has "Joe's WOW Factor"

​​I have read the Master Shingler course from cover to cover. I also know like the back of my hammer the installation guidelines set forth by material manufacturers and other industry governing bodies. While the Master Shingler rules and even the material manufacturer and governing body guidelines include some Joe's WOW Factor points, many of these important installation details are nowhere to be found. If I am involved with your project, I will:

1. Define all the necessary specifications, in writing, for the entire job. Specifications will include my Joe's WOW Factor checklist items, as well as all relevant manufacturer and industry guidelines.
2. Inspect the finished job to make certain all these guidelines have indeed been implemented correctly, per the contract, before you pay the final bill.

It took me nearly four decades to figure all this out, so I cannot share the specifics of Joe's WOW Factor roofing techniques here. However, rest assured that:

• I always describe Joe's WOW Factor techniques to my roof-consulting clients as I guide them through their roofing projects. Contact me if you want sleep soundly under a roof that you can count on for years and years.
• I also am delighted to share Joe's WOW Factor roofing techniques on a fee-for-hire contract basis with roofing professionals who wish to upgrade their skills and build better roofs. Contact me today if you wish to set up some common-sense advanced training for you and your employees!

While tile is unique and very beautiful, it is not a practical system and it doesn’t work well with our Pacific Northwest cocktail of moisture, humidity, and long periods of days with little sunlight. Moss loves it! The appearance of tile declines with age as the UV rays damage or dissolve the top slurry coating. Eventually the concrete becomes visible. This does not occur with colorthru tile but the initial vivid coloring fades to a noticeable dullness. Also, birds, bats, bees, and other critters just love making their home within your very expensive tile roof. See below link for amazing video evidence of this!

Over time, the water channels clog up with debris and sediment accumulates at the bottom of the valleys, which then diverts water where you don’t want water to go.

Tile also is very expensive to maintain and repair. Count on many being broken if anyone is walking on the tile roof for any length of time. I put tile on my other house and regret it.

And, sometimes tile roofs harbor BATS! Watch a video of Bat Infestation on a tile roof in Riverside California, it's Bat-tacular!: http://www.videofantastica.com/view_video/111489/

I recently read an interesting blog article about roof certification by Ryan Bowen, President of Raindrop Roofing. He opens with:

When an appraiser/inspector is expected to say a roof is bad, should the seller just accept the inevitability of that conclusion? Or should the seller preempt it? How can the seller minimize exposure...as well as cost, while still presenting what seems to be a serviceable home to the buyer? What better answer could there be than a signed "roof certification" presented by a bonded roofing contractor to back their contention that the roof is good? How valuable is this shield, and for whom does it work best?

Ryan Bowen makes some good points about the roof certification process. Many roofers simply are not qualified or experienced enough to provide an accurate assessment of a roof, just as many are not qualified to install or repair a roof. According to the Oregon Construction Contractors Board (CCB), roofing has one of the highest rates of complaints, lawsuits, conflict, and other issues of all trades.

A roofing contractor's first priority is to sell or repair a roof. A certification costs a fraction of what a new roof costs, so for sheer business reasons, contractors automatically will veer away from the roof certification option.

However, it is the seller's duty to find a qualified person to do a roof certification, just as it would be the seller's duty and responsibility to hire a competent contractor to repair or replace the roof. It's on the seller.

A certification done by a qualified individual is a perfectly legitimate tool to be used in the process of selling a home. If the home needs a new roof, replace it. If it's good, leave it alone or complete any minor repairs that are needed to extend its life for the new homeowner. If a newer roof of 5 to 15 years of age needs certification, odds are it still has plenty of life left. The best way to obtain a legitimate certification is to hire an impartial third party such as a home inspector or a roofing consultant who has nothing to sell.

I was a roofing contractor in the Metro area for the better part of three decades. Now I am a roofing consultant and inspector who also does thorough roof certifications and other roof-related consulting services for property owners. I am an independent owner advocate with no allegiance to any contractor, distributor, or material manufacturer. I tell the property owners up front that there is a chance I will find out something about their roof that they do not want to hear. My certification forms cover all aspects of the roof and its various components.
» Sample certification form (new window)
» Recent roof certification jobs

As with anything else, you get what you pay for on a roof certification, if you are lucky. People often do not get what they pay for. It is the owners /sellers responsibility to do the homework and seek qualified vendors, regardless of what type of help they are seeking. If they settle for the 'cheapest guy in town' or are not careful about whom they choose as their vendor, then they only have themselves to blame if things go south. This is true for roof replacements and it is true for roof certifications. Choose your vendors well, and the odds are in your favor for a good outcome.