Personally, and I know it's off the subject, I can't for the life of me understand why folks put or re-roof a house with standard shingles .... give me a metal roof anyday.

I went through this a year ago after tornado damage...

Roofer #1 came out and tarped my roof, took pictures, and said he would meet with the adjuster when they came out.

Adjuster came out, met with roofer...filed report with insurance.

DO NOT tell Roofer #1 what insurance will pay! Because their "estimate" will magically match that amount.

I asked Roofer #1 for and estimate.

I then asked Roofer #2 and #3 for estimates.

I went with roofer #2 and had enough money to do roof AND add metal roof on front porch.

Roofer # 1 was upset...BUT I paid him handsomely for his initial time, tarping ,etc. I also gave him feedback on his estimate and what was lacking in his sales approach.
Overall, he was OK with it in the end.

Things to consider:

1) Extra cost for plywood sheets that are replaced.

2) Code for plywood thickness. Mine was fine but neighbor needed whole roof re-sheeted because plywood was too thin for code.

quote:

Originally posted by Blume9mm:
Personally, and I know it's off the subject, I can't for the life of me understand why folks put or re-roof a house with standard shingles .... give me a metal roof anyday.

Just a guess....COST?

Ask the Builder wrote a book an asphalt shingles and how to extend their life.

https://www.ocregister.com/201...s-are-falling-apart/

quote:

Originally posted by Black92LX:
. . . Also said to check the attic for water damage, but not had a chance to get up there yet. . . .

Be careful up there. . . . no more falling through ceilings . . .

A hail storm went through my neighborhood three years ago.

I climbed the roof to get the initial pictures to show the hail pockmarks in the shingles on my Iphone to get the claim started. They did not want to cover it before the pics.

I hired a roofing company that was doing a lot of work in the neighborhood.

They knew all the adjusters that worked at the insurance Co.s

Got full value for the roof and the damage inside.

If the insurance Co. does not want to cooperate then an adjuster is first, the state insurance licensing board is second and then a lawyer is the last resort.

Personally, and I know it's off the subject, I can't for the life of me understand why folks put or re-roof a house with standard shingles .... give me a metal roof anyday.
^^^^^^^^^^
The building behind me had a metal roof. Wind bent up the edges. Total roof replacment needed. All the surrounding buildings lost a few shingles. Easy replacement. Metal is more expensive. Not ready for prime time.

quote:

Originally posted by osuchem:

quote:

Originally posted by Black92LX:
. . . Also said to check the attic for water damage, but not had a chance to get up there yet. . . .

Be careful up there. . . . no more falling through ceilings . . .

HUSH!!!

quote:

Originally posted by ZSMICHAEL:
Personally, and I know it's off the subject, I can't for the life of me understand why folks put or re-roof a house with standard shingles .... give me a metal roof anyday.
^^^^^^^^^^
The building behind me had a metal roof. Wind bent up the edges. Total roof replacment needed. All the surrounding buildings lost a few shingles. Easy replacement. Metal is more expensive. Not ready for prime time.

That sounds like an installation issue with too much overhang for wind to catch.
I’ve had a metal roof on my cabin for over 20 years now with no issue. Had a metal roof on the barn for about 17.

quote:

DO NOT tell Roofer #1 what insurance will pay! Because their "estimate" will magically match that amount.

I asked Roofer #1 for and estimate.

I then asked Roofer #2 and #3 for estimates.

I went with roofer #2 and had enough money to do roof AND add metal roof on front porch.

This is where you have to be very careful. There are two types of insurance policies: The first is a replacement cost policy, and generally mandated by your lender if you have a mortgage. It does exactly what it's called. It pays to replace your entire loss at its cost. The second is an actual cash value policy. It pays what your roof is worth at the time of the loss.

They both begin the same way. Their adjuster will come out and inspect the damage and issue an estimate (many are using Xactimate). This will show the current replacement value, but will deduct depreciation (based on age). This is your actual cash value figure. On a small claim you may get the replacement value up front, but on a large claim you will only get the actual cash value up front, with the balance paid upon completion. These checks will be made out to both you and your mortgage company. Like your insurer, they too will want to verify the repairs as they have an interest in the property.

If you have an actual cash value policy, you can take the money and do whatever you wish with it. The insurer may decline future coverage if you have a damaged roof and do not make the repairs.

If you have a replacement value and have a replacement cost policy, you'll get a check for the cash value to get the work started. You will then submit proof of completion to your insurer, and they will cut an additional check for that work. That money can not be spent on additional or different work, as they will only pay for the damage they have determined. If you have a mortgage, they will likely want to verify these repairs as well, and may dispatch their own party to inspect that the work has been completed.

In a replacement value claim, the amount paid will equal the amount spent. Anything else is insurance fraud. This is why a roofing company will ALWAYS charge what the insurers adjuster approves. You're not getting screwed out of anything. You insured your property for full replacement, and your insurer will pay for that replacement. You can not replace it for less and then pocket the difference (legally). Your insurer and mortgage holder (if any) will ask for receipts. If you shop around and "save money", all you did was "save your insurer money" as they will simply cut that second check for that much less.

I’ve had to replace roofs 3 times (different houses). 1st and 3rd were hail damage. 2nd was hurricane.

I looked for roof companies that had worker’s comp and lengthy experience.

For the hurricane I unfortunately was insured by a company called Farmers who I had to fight for every dollar. They shorted everything. As I watched my neighbors effortlessly navigate their claims and get quick repair, mine was a long battle with the insurance company. They completely refused to repair the wooded fence which they said was 10years old and 100% depreciated. This despite the fact that I had maintained it well and replaced decayed boards. They discounted the replacement value of the roof. The company then notified their customers that they would no longer sell insurance in the county and left everyone scrambling for new coverage.

After I moved away to Central Texas, I had hail damage. The insurer paid the cost to replace the standard asphalt shingles, I coughed up the extra amount needed for a metal roof.

quote:

That sounds like an installation issue with too much overhang for wind to catch.
I’ve had a metal roof on my cabin for over 20 years now with no issue. Had a metal roof on the barn for about 17.

^^^^^^^^^^^
Interesting. The metal roofs here just do not hold up to sustained 100mph winds. That may be the difference and a metal roof may be fine for you. Numerous metal roofs had problems during the last hurricane.

quote:

In a replacement value claim, the amount paid will equal the amount spent. Anything else is insurance fraud. This is why a roofing company will ALWAYS charge what the insurers adjuster approves. You're not getting screwed out of anything. You insured your property for full replacement, and your insurer will pay for that replacement. You can not replace it for less and then pocket the difference (legally). Your insurer and mortgage holder (if any) will ask for receipts. If you shop around and "save money", all you did was "save your insurer money" as they will simply cut that second check for that much less.

^^^^^^^^^^^^
Exactly. Thank you. Very clear explanation.

quote:

Originally posted by ZSMICHAEL:

quote:

That sounds like an installation issue with too much overhang for wind to catch.
I’ve had a metal roof on my cabin for over 20 years now with no issue. Had a metal roof on the barn for about 17.

^^^^^^^^^^^
Interesting. The metal roofs here just do not hold up to sustained 100mph winds. That may be the difference and a metal roof may be fine for you. Numerous metal roofs had problems during the last hurricane.

Sorry, did not realize we were talking hurricanes.
We don’t get those here.

quote:

Originally posted by ZSMICHAEL:
Interesting. The metal roofs here just do not hold up to sustained 100mph winds. That may be the difference and a metal roof may be fine for you. Numerous metal roofs had problems during the last hurricane.

Either your hurricanes are different from our hurricanes, or your metal roofs are different from our metal roofs.

I can walk down the street and count on one hand the metal roofed houses with roof damage. The shingle roofed house would require all my fingers and toes, plus my wife’s as well.

I have not seen a single house here with a 5V or standing seam metal roof with damage except one a half mile away that the sheathing was ripped off as well. We have a 50 year old detached two car garage that has a metal roof and had two opaque fiberglass panels that allowed light in. The fiberglass panels survived Charley, but not Ian. The metal panels held though. So did the roof on our big garage, the 1920 house, and the shed. Between Charley and Ian here and Ivan at Cat 5 on Grand Cayman, I’ve seen enough to convince me 5V or standing seam metal roofs are the way to go.

The metal roofs on my street that had damage were both the kind with panels made to look like tile. I’ve seen a number of these in my county with damage. The one neighbor’s house is three stories and he lost half the metal on his roof. The next door neighbor’s house is only one story and he lost about a fourth of his.

Shingles on the other hand suck. 40 year, architectural, whatever; doesn’t matter. Of the at least hundreds I drive past every day, I haven’t seen one that didn’t have damage. Sure, a lot of them are repairable, but give a choice between a roof that only needs a little fixing and one that needs nothing I know which I chose.

The tile roofs seem to have held up well, but they were twice as expensive as the 5V I put on my house.

For the record, I’m not counting the trailer parks in with the metal roof damage. There’s a reason trailer parks are always the first to be asked to evacuate.


Walking my post back on topic, I had no issue after Charley getting my shingle roof replaced. I had the right kind of insurance that included three things. One was replacement value, one was extra money to cover bringing damaged stuff up to code, and the third was extra money to cover price spikes that seem to happen after a mass disaster. It was enough to pay for a metal roof installed by a reputable company two counties south of me that didn’t gouge me. It helps that I called them first the next day.

Some have mentioned AOB, assignment of benefits. This is where you sign up with a contractor, sign a paper that says they will negotiate with your insurance, and they will do the repairs. I know a few people that have been asked to do this. It seems like these contractors are always from out of the area, which makes me think it’s good for the contractor because they’ll be less likely to get stiffed and have to go through the legal hassles from out of state. I’d get the blue tarp and get on a few local companies’ waiting lists.

I am not a roofer and can only report on what I see. I know for certain that Florida codes are much stricter. After 1992, Dade county woke up. Installation is a big part of it. What was the sustained wind speed in your area? That is a big factor right there. What is the extra cost of a metal roof? It is easy to cheat on how many nails go into a shingle. The wind rating on shingles is a joke I will agree. Installation of a metal roof is important and I doubt that expertise is widespread.
I can only guess the quality of installation after Katrina and the other storms where everybody needs a roof in a hurry. There are still blue tarps from Zeta, exactly two years ago.
SW Florida is a very affluent area so there are difference. My brother has a second home in Punt Gorda.

Charley was sustained 145 here, but passed through fairly quickly. Ian was 130 sustained here, but was here for like 8 hours. I don’t know what Ivan’s winds were at our house on Grand Cayman. The house is 25’ above sea level on the Atlantic between the Blow Holes and East End. The waterline inside the house was 2’ above the floor, so 27’ storm surge. The next door neighbor’s was moved 120’ or so and left in our driveway.

Andrew was not a shingles vs. metal issue. It was the sheathing itself was not adequately fastened down. A lot of it was OSB attached with staples. Is wasn’t there for it, but my parents lived in Naples at the time. It was funny because the national news kept showing the same abandoned A&W drive in and aaying “Look at all this damage in Naples”. That building looked exactly the same before Andrew. The new codes changed the type of sheathing, fasteners, and numbers of fasteners required. More fasteners on the edge than in the field as they say.

It’s hard to cheat a 5V metal roof because of the exposed screws. They are every 12” in the field and every 6” on the edges. Theoretically, since the trusses are on 24” centers, half of the 2 1/2” screws in my metal roof also screw into the trusses and not just the sheathing. Like many things, I never wanted to know anything about these things, but learned them through necessity. How would I know the job was done right if I didn’t know what the job required? I went as far as going in my attic and noting where they missed the trusses when they added the extra nails to bring my roof up to current code. The county building inspector didn’t do that.

The NHC puts out specific data sometime later so you can pretty much tell the sustained wind on your block. It is those bursts that cause the most damage.{On the order of microbursts or mini tornados.} That is best seen in aerial views where several houses on a block are undamaged and others have extensive damage.

Make sure the adjuster inspects, the gutters, siding and window/screens as well as the roof.

Coastal counties in Texas require metal “hurricane straps” since at least 1998. They help prevent the roof from departing from the main structure. Didn’t observe any difference between regular and metal roofs that had these.

The adjuster came yesterday and said there is quite a bit of damage to the rear slope. So they authorized the replacement of the rear of my roof.
However, my state is a matching material state so what ever is replaced must match the old shingles exactly or a full replacement is then authorized.
They are sending one of my shingles to the lab to determine manufacturer and color. If that exact shingle is no longer manufactured or available then it is an auto match full replacement.
If it is still made the roofer gets a single bundle and does a portion of the repair and if it does not match the old roof they then authorize a full replacement.
The adjuster said there is a 99.9% chance it will not match.
So it it very likely I’ll just get a full replacement.