Frequently Asked Questions about Roof Repair

There are obvious, and not-so obvious signs that your roof may need repair or replacement. Signs can include damaged shingles or flashing, buckling or sagging--and a leaky roof is a pretty good indication that you need work done quickly. Keep in mind that there are lots of factors that go into a determination that you need roof repair--that's why it's best to contact a professional if you've had a recent windstorm, hailstorm, or just suspect that your roof may be nearing the end of its life cycle. In some cases, your roof has many years of useful life remaining. If your roof looks dirty and dingy, but the system as a whole is servicable with more than sufficient grit, we may suggest a professional roof cleaning with chemicals and equipment specific to the task. Often, a roof cleaning can save you thousands over the cost of an early roof replacement that is not always needed.

Depending on our findings, an active leak may be repaired with a partial re-roofing, or selected repairs--with the potential for significant savings over a total re-roofing.

Ranch Hand Roofing will professionally inspect your roof. Contact us to set up an appointment.

The cost for repairs will always depend upon the size of your roof, the work that needs to be done, or any special considerations for your particular project. If your repairs are part of an insurance claim, we will work closely with both you AND your insurance company to secure the maximum allowable insurance benefits so that we can provide you with the highest quality components based upon these insurance dollars. If your roof was damaged as a result of a covered incident (such as a hailstorm or high wind event), we work with your insurance company to make sure that your damage is repaired quickly & competently. Unless you elect to make significant changes to your roof in either product or process (i.e. parts used and / or method of installation), at no time will you be required to pay one penny more than your deductible.

"Retail" estimates are always free, both for complete re-roofing as well as for any kind of a repair. Real estate pre-sale purchase inspections start at $ 150.00 for verbal pricing, with a written report, up to 4 pages, costing $ 300.00. Each additional page costs $ 100.00 per (please contact us for a sample; these written reports often contain embedded photos which can take up more than a few lines of text).

Usually, total re-roofing & repair jobs will involve one day or less of total construction time. However, in the event of a larger roof or complex project, additional days may be required. In the event of added time, we will do our best to notify you of this in advance of the project. Occasionally, we may need unanticipated repairs that will delay our time to completion. In this event, we will attempt to communicate this with you in a timely fashion so that you will be inconvenienced as little as possible.

While each insurance company is different, our experience with the insurance process will prove to be invaluable in negotiating a fair & reasonable settlement so that we may provide the best possible service to you as well as utilizing the best possible products. If you would like us to consult with your insurer, we are happy to provide this service to you at no additional charge. In the even that you prefer to handle all of these details, then this is also possible. We have found that most insurers seek to provide quality customer service to their policy holders.

The most important thing to remember about having your roor repaired or replaced is that your home temporarily becomes a construction zone. This means that you'll need to be extra careful going in and out of your home, your back doors, your garage, and other places.

The sound of our workers on the roof and around your home may also cause your pets to freak. It's best to leave them at a friend's residence, or board them, on the day(s) your house is being worked on.

Remember to remove potentially breakable items from walls and built in shelves.

We'll need to access your home's electricity so that we can run our power saws and other necessary tools.

Also, we'll need you to provide us with a water supply--we need to rinse down your roof, in order to keep your shingles from tearing. That, and we tend to get thirsty on those hot, Texas summer days.

We always want to accomodate special requirements, needs or questions you might have, so please bring these up at the first possible occasion.

The right color of metal roofing can increase your home's energy efficiency. And if the metal roof you choose is certified as Class IV for ASTM & other considerations, it can lower your insurance poolicy expenses in regard to windstorm premiums, as well asyour deductible, should you ever have the need to file.  This is also dependant upon the thickness of the panel used as well as the method of installation.

However, metal roofs are more expensive than shingles due to the added specialty labor required for their installationg. They're all more expensive because it takes longer to install them. Plus, quality metal just costs more. Also, if we have scraps from cutting shingles to fit a corner of your roof, we can reuse them on another part of your roof--something that can't be done with metal.

And don't forget, the more "cut up" a roofline is, the longer it takes to properly work certain sections Metal roofs are also more expensive due to danger factor; a 'steep' roof in metal starts around a 6:12 pitch because it's easier to slip on the metal panels whereas for shingles, this is more like an 8:12 slope.

Ranch Hand Roofing has been involved in many aspects of the construction industry, from surveying to electrical work, with roofing as a primary & nearly exclusive specialty since 2003.

Shingles, low slope, metal... residential, light commercial & heavy / full scale commercial applications are all within our commonly performed scope of work. Please ask us for references specific to your type of project.

Yes!. We perform both new construction as well as remodeling work in metal as well as shingles & low slope applications. We are able to do takeoffs from blueprints (a skill lost on most roofers in residential applications) as well as initial rough estimates with finalized pricing once the framing is near completion.

While this is permissible in most cases, it is not what we consider to be "best practices." The short answer to this question is "no."

Yes, we have liability insurance. "Directed" insurance, where the homeowner is listed as the insured party in the event of a claim, is available for an additional charge. Please ask us about this option and we will be happy to provide you with further details.

For the fastest possible contact, call us at 512.656.6635. You can also contact us by requesting an inspection online, or by email at roofing.quote@yahoo.com. Visit our contact page for more information.

Absolutely! We are proud of the work we've done. Please take a look at our references page for photo examples of our work, and feel free to contact us if you would like more information, such as contact information for former clients. When checking references, it is important to inquire about the process before and during your project's completion.

You can call your insurance company to file a claim for damage, or you can contact us by filling out our online Request an Inspection form. In either case, your roof will be inspected to determine if you have damage, and, if you do, to what degree your roof has been impacted. The process naturally becomes more detailed after this, but the first step is to get inspected by a qualified professional.

Just becuase your insurance inspector said "no" doesn't mean this is a final answer. If you would like us to perform a second opinion inspection, please contact us. We will come out and let you know what your options are. We will look for hail damage, and if, in our opinion, your roof needs repair, we will suggest you call you insurance company for a re-inspection. We will meet with the adjuster and discuss your roof in a professional manner in an attempt to find out what their decision was based on. In some cases, this second inspection will be with a completely different adjuster (especially if the first adjuster was from out of town and has been reassigned to a different area.) Your insurance company will not charge for this follow up inspection.

Texas State Law says that your insurance company cannot use claims you have filed as a basis to not renew your policy unless you file three or more claims in a three-year period, and your insurer notified you in writing after your second claim that a third claim could result in non-renewal.

In determining the number of claims filed, your insurance company cannot include claims for damage from natural causes--including weather-related damage.

Your insurance company's estimate is just that--an estimate. It is not the final word on what they will pay. If you allow us to examine your insurance company's offer, we will tell you if it is enough to perform the required repairs to your roof. If we determine that it is not a fair offer, with your written permission we will negotiate in good faith with your insurance company to secure the maximum allowable dollars so we can install the best products and use the best labor for your roof. You cannot be penalized by requesting a fair market increase to your insurance payout.

Additionally, if you hire Ranch Hand Roofing for an insurance compensated repair, we will always reserve the right to ask your insurance company for additional amounts to pay for any changes in the cost of parts, because, while insurance companies' price lists are updated only every three months, prices of materials can change daily.

State law gives you the right to select the contractor of your choice. Your insurance company cannot penalize you in any way.

One thing to consider is that the insurance company has secured a list of contractors who will most likely not request an increase in insurance dollars. While they may or may not use substandard parts or labor, they have essentially ensured that the estimate provided by your adjuster will not increase.

There are four figures that insurance companies use:

Total Claim Value or Net Claim Value

Actual Cash Value

Depreciation or Recoverable Depreciation

Deductible

Total Claim Value or Net Claim Value is the complete dollar offer by your insurer. This is the amount they estimate will be required to fully repair your home, roof, other structures, or additional "real" property. This figure should include all sales taxes (where appropriate) as well as contractor overhead and profit margins.

Actual Cash Value is the estimated value that was left in your property before the damage occurred. This calculation is based on the age of your item. If you purchased something that was reasonable expected to last 40 years, but was damaged two days after you purchased it, then the expected cash value should be near 100%. Conversely, if you have a "typical" 30 year shingle which was installed 28 years ago, then the expected cash value (life left in the product) should probably be at or near 7% (30 years x .93 =27.9 years.)

Recoverable Depreciation is sometimes also called a "holdback." It is a dollar amount that is sometimes--but not always--held out of a total claim payment. If held back, this amount is payable once the insurance company receives invoices or receipts showing the dollar amounts that you have paid to various contractors. Often, if you have multiple line items listed in your claim (i.e., roof, shed, gutters, kids' play equipment, air conditioners, etc.) and have satisfied your total deductible amount, then your insurance company will pay out the remainder of the recoverable depreciation related to all line items. However, every insurance company is different and your individual policy may differ, so it is best to read your policy details and/or contact your insurer.

Deductible is the same as your co-pay when you visit a doctor. The reason a deductible is required by insurers is so that the insurance company can limit their out of pocket expense, and so that the company can limit the number of claims a person is likely to file--since a larger deductible will slow down the pace of fraudulent or inappropriate claims. Today, a deductible is usually based on a percentage of the total value of your home, and what it would take to replace the home. A common deductible is around 1% to 1.5%, though lower deductibles are sometimes available. Please keep in mind that, while a lower deductible is advantageous should you ever need to file a claim, you do pay more for this deductible in your monthly policy payments.

No, because your deductible is a portion of the total repair value of the roof repair. For example, if it coasts $5,000 to repair your roof, and parts prices are increasing daily, that means the basic costs of installing your roof are in an upward trend. If, however, a contractor has offered to reduce the cost of your roof, he's likely cutting corners somewhere--and we don't do that kind of work.

 

Often, within the scope of your insurance-replaced or repaired roof, we are able to make some upgrades to certain components at no additional cost to the homeowner. For some of these upgrades, we are able to charge only for parts, with no additional labor costs. However, this is done on a case-by-case basis, since what works for one house will not always work for another.