Total roof replacement on both the house and the detached garage.
I could have opted to fork out the money, fix the leak myself and worry about the roof replacement later, but that made no sense to me. I felt there were really no options other than finding a reputable contractor at a reasonable price to do the job and getting the insurance company to agree to the price. One thing I realized after receiving the estimate for the job and the cost allowance from the insurance company and that was although the insurance company specified three-tab replacement shingles (which were on the house initially) I could opt for architectural shingles instead. There was a bit of a cost difference, but not enough to rule them out.
This experience taught me a lot about home owners insurance and being your own best advocate. The first adjuster that came out to the property was less than thorough. He failed to do an adequate job on assessing the damage which lead to the insufficient conclusion of
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replacing only one slope on the house and none of the garage. This individual hadn't even addressed the side of the home where the leak had occurred, in addition, he spent most of his time talking on the cell phone as he was examining the property. This was unacceptable.
* Cost Comments:
The small amount needed to complete the project was absolutely worth the peace of mind and satisfaction.
*My motivation to do this project:
I purchased a flipped property and I figured the work that was done on the house was cosmetic and just enough for someone like me to see the potential in the home and purchase it. One day I found water in my microwave and assumed there was a leak in the roof. I called the home warranty company (with which I had coverage up to $1000 for roofing repairs). Unfortunately upon examination of the roof by a professional roofer I was informed that the roof was at the end of its life and there was hail damage. That little fact rendered the roof ineligible for repair under the home warranty agreement. I called my home owners insurance company and was advised that an adjuster would contact me and come and assess the situation.
*Project Steps:
After the first adjuster left and prior to receiving the results from the inspection, I called my home owners insurance company, voiced my concern and asked for a re-evaluation. I then received the initial check, but I did not settle for the decision made by the insurance company. I scheduled a time for the second adjuster to come to my home and also called a local contractor to meet with the adjuster as well to point out the damage. The result was the second adjuster found sufficient damage to justify replacing the entire roof on my home and one side of the detached garage.
Advice:
If you suspect your home roof might have hail (or other) damage that is covered under your home warranty, don't hesitate to have it assessed. It could save you a lot of money and headache.
If you are not satisfied with an insurance adjuster's recommendation, insist on having a second evaluation by another adjuster.
If at all possible be present and observe as the adjuster is assessing the damage and as the contractors are performing the work to ensure things are done to your satisfaction.
Don't just accept the replacement materials that are specified in the cost break down of the insurance company. This is your house and your money to repair it. If there are other materials that you prefer using and the cost falls within the insurance money parameters (or if they cost a bit more and you are willing to add the additional money), by all means choose the materials you want because you have to live with it.
Materials:
GAF-Elk Timberline Natural Shadow Shingles - $150.00
I was extremely satisfied with this contractor.