San Juan Capistrano, CA
Replacing a roof in San Juan Capistrano: what it takes
A re-roof is the second-largest cheque most homeowners write on their house, and the one they have the least information about.
Describe the replacement job
Three questions, then the address. Up to three San Juan Capistrano contractors who do this work.
You are on the list.
No provider in San Juan Capistrano is taking requests through this service yet. We are lining them up, and yours is kept until one can.
- Nobody gets your details yet. Your request stays with us and is not passed to any company.
- One email when someone can help. When a provider covering your area can take it on, we email you once and ask whether you want that company, by name, to contact you.
- Deleted after 90 days. If nobody can take it on, or you do not say yes, your contact details are deleted 90 days after your request.
- You decide, or you do not. There is nothing to cancel and nothing to pay us.
Nobody will call you about this request unless you say yes to a company by name.
Before you let anybody on the roof
The things worth pinning down on a replacement job. A contractor who has not raised them has not looked properly.
- Which underlayment, and whether ice-and-water goes on the eaves and valleys
- Who pulls the permit, and what the inspection schedule looks like
- Ventilation: what is there now, what it should be
- A written per-sheet price for replacing bad decking
- How the site is protected, and who cleans up the nails
Insist on knowing what happens to decking that turns out to be rotten. The good answer is a per-sheet price agreed in writing before the job starts.
Warranties come in two halves that get deliberately confused. The manufacturer covers the material, and only if it was installed to specification. The contractor covers the workmanship, and only for as long as they stay in business.
The covering is the part you can see and the part everybody quotes on. The parts that decide whether the roof lasts are underlayment, ventilation, drip edge and how the valleys are handled.
Locally
Behind it: the autumn offshore winds, which find anything already loose. These winds are not constant, which is the problem. A roof gets nine quiet months and then one night at fifty miles an hour, and whatever was marginal goes.
About replacement here
Are you a roofing company?
No. Keystone Roofing Co. is a free matching service. We do not hold a roofing licence, we do not employ crews, and we never come to your house. We pass your request to independent local contractors who do the work and who you hire directly.
Do I need a permit?
Yes, in nearly every jurisdiction a re-roof is permitted work. A contractor who suggests skipping it is telling you something useful about how they work.
Do I have to hire anyone?
Not at all. Plenty of people use this to find out what a job costs and then do nothing for a year. That is a perfectly reasonable outcome.
What if the decking is rotten underneath?
Expect a few sheets on most older roofs. Get the per-sheet rate in the contract. Open-ended decking charges are where a fixed price stops being fixed.
Get the roof looked at
No cost. We email you once when a provider near you can take it on.