Start early
A planned roof replacement starts months before the work. Ask us early for a spot in our schedule. A permit may be required. A board of directors or an owner must approve the expense.
A commercial roofing project run without urgency follows roughly this path:
- Condition survey. Inspection, test cuts if needed, and a report on the condition of the membrane and insulation.
- Scope of work. Repair, redo a section or redo the whole roof. Choice of system.
- Checks. Borough requirements, structural capacity if the weight changes, insurer requirements.
- Specification. A document that describes the work the same way for every bidder.
- Bids. Site visit, questions, comparison.
- Contract. Scope, schedule, payment terms, warranties, insurance.
- The work. Kick-off meeting, follow-up, communication with occupants.
- Close-out. Final inspection, corrections, handover of warranties and documents.
Communicating during the work
Name one person to talk to us. That person receives our questions, passes on the decisions of the owner or the board, and informs the occupants. Two contacts end up giving contradictory instructions.
Agree from the start on how to communicate and who to reach outside working hours.
Site meetings
A kick-off meeting before the materials arrive sets the access, storage, schedule and order of the sections. After that, a short meeting at regular intervals is enough, even on a large roof. It covers progress, the weather forecast, the upcoming sections and any problems.
Keep written minutes of each meeting, sent to everyone who attended. The minutes settle things when memories differ.
Handling changes along the way
A job rarely follows the plan to the letter. You may want to add a section, and we may propose a different detail around a piece of equipment. Any change to scope, price or schedule is confirmed in writing before it is carried out, with what it adds or removes.
Planning for the unexpected
On an existing roof, you never know everything before opening it. Wet insulation over a larger area than expected, a rusted deck or a drain to replace can appear at tear-off.
A good contract sets in advance how this work is measured and paid, for example with unit prices for replacing the deck or the insulation. The contract also requires written approval before any addition. Keep a contingency in the budget for these findings.
Weather during the work
An open roof is vulnerable. On a well-run job, each day's tear-off is limited to the area that can be closed before the crew leaves. Ask us how we seal the tie-in between the old and new roof each evening.
Following the work
Include in the contract:
- photos of the hidden layers before they are covered
- a final inspection before the last payment
- handover of the written warranties, the data sheets and an as-built roof plan
These documents are the first chapter of the new roof's maintenance logbook.
Frequently asked questions
How far in advance should a roof replacement be planned?
Plan on several months between the inspection and the start of the work. The specification, the bids, budget approval and the permit all add up.
Can a roof replacement be spread over several years?
Yes, a large roof can be redone in sections. The tie-ins between new and old parts then need care, and the most damaged areas come first. Ask us for an overall plan, not a series of unrelated projects.
What if the roofer finds hidden damage?
Ask us for photos, a written description and a price before authorizing anything. If the contract includes unit prices, the calculation is simple. If not, agree on the addition in writing before the work is done.