Underneath every roof there is the roof deck, also called “sheathing” or “sheeting” (interchangeable). This deck can be made of either wood boards or plywood sheets (sometimes both). The key thing to look out for is a deck made of spaced out boards with big gaps in between them and no plywood (this is called skip-sheathing and it is NOT good).

A roof with skip-sheathing MUST have new plywood installed!

Installing plywood is expensive, so please ask your homeowner if they know the condition of their roof sheathing, or go take a look in their attic if possible. If you can’t get that information, it is IMPERATIVE that you set the proper expectations with the homeowner about plywood and make sure they understand that is a significant added cost if it needs to be added into the scope of work later.

Watch this short video to learn more>

Here are some examples of what you might see in the attic:

Another common situation is having multiple layers on the roof. Sometimes homeowners will have a new layer of shingles installed directly on top of their old roof. When there are multiple layers, the cost to remove the old roof goes up, so it is best to know that information before we generate bids.

Here’s a short video on how to check for layers: 

As with plywood sheathing, the important thing with layers is setting the right expectations with homeowners about additional costs. If they do not know how many layers are on their roof, just make sure that they understand that any additional layers of removal will be extra (the cost per layer should be listed in the disclaimers at the top of the bid).

Here are some examples of what you might see on the roof:

The last thing that can cause issues on jobs is dry rot/wood damage. On many roofs, there will be a bit of damaged wood that needs to be replaced. This is usually caused by fungus that grows where there is poor ventilation and moisture gets trapped. Any damaged wood needs to be replaced before the roof will pass inspection, so this is non-negotiable. The only problem is that the amount of damage cannot be assessed before the project begins because it is all hidden away under the roof. Only after the old roof is torn off will we know how much the repairs will cost. The roofer will take photos of the damage, and will only charge the cost to buy the new wood and install it, but it is your responsibility to make sure that the homeowner knows about the possibility of dry rot and is not surprised when it comes up on their project.

Disclaimers for  these items will be listed at the top of each bid. If you don’t see a disclaimer, that means we have all the correct information. Nevertheless, it is mandatory to discuss these potential costs with homeowners and make sure the proper expectations are set.

Special Note on Concrete Tiles:

• Concrete tiles cannot be installed on a roof that was not built to support their weight (there are special lightweight tiles that can be used in their place, but those must be “Picture Framed”).
• Many concrete tile roofs do not need to be fully replaced, they just need their underlayment to be replaced. Select “Lift and Replace Felt” in the form when requesting for tile roof work.
• Tile roofs that are too fragile for solar to be installed on will need a “Picture Frame”, which is when a layer of asphalt shingles are installed underneath the tiles so that solar panels can be mounted on that. This allows solar installers to avoid breaking the fragile tiles during their installation, while maintaining the aesthetics of the original tile roof.
• Learn more about “Picture Frame” roofs here.

What happens after the homeowner signs?