Every Roofing Service We Offer in Delaware, OH

Most full reroofs on this side of Delaware County cross twenty-five thousand dollars once the decking allowance, the valley metal and every foot of flashing are priced honestly. That number is not ours. It is a line written into Ohio law.

• full tear-off to the deck
• second-layer removal and disposal
• sheathing replacement and re-nailing
• ice barrier at eaves and valleys
• synthetic underlayment systems
• architectural laminate shingles
• closed-cut and open metal valleys
• new step and counterflashing
• ridge vent and intake correction
• drip edge and starter course
• attached garage and porch roofs
• detached garage and outbuilding roofs

Roof Replacement in Delaware, OH

A leak repair is not a twenty-five thousand dollar job and it should never be sold as though it were. Most of what stains a ceiling in this city is a forty dollar part and two hours of somebody paying attention with a ladder. The Ohio contract rules that bind a full reroof do not reach down to a repair, and we would rather say that out loud than wrap a small job in paperwork implying otherwise.

• pipe jack and vent collar replacement
• sidewall and headwall flashing repair
• kickout diverter installation
• chimney counterflashing rebuild
• nail pop and lifted tab repair
• valley metal repair
• skylight curb and apron leaks
• ceiling stain diagnosis
• attic-side moisture tracing
• wind-driven rain intrusion
• single-slope shingle patching
• temporary sealing before a dry week

Roof Leak Repair in Delaware, OH

The useful thing about a storm job is that the price moves. Nobody knows what is under the shingle until the shingle is off, which makes storm work the place where Ohio's overrun rules earn their keep.

Section 4722.02 says that once reasonably unforeseen but necessary excess costs pass five thousand dollars across the life of the contract, the supplier has to give you notice of those costs before performing the work they relate to, in the form you designated when you signed.

• post-storm slope documentation
• tree strike and impact damage
• partial slope replacement
• matching discontinued shingle lines
• decking repair after impact
• supplement scoping for carriers
• gutter and downspout storm repair
• soffit and fascia storm repair
• ridge cap replacement after wind
• detached structure storm repair
• line-item scope reconciliation
• temporary protection before permanent work

Storm Damage Restoration in Delaware, OH

Central Ohio gets hail, but not the kind that visits the plains, and the practical consequence is that a great many hail calls in Delaware ought to end without a claim being opened at all. A bruise is not a mark. What matters is whether the impact fractured the mat under the granules, and you find that by pressing the spot with a thumb and feeling for give.

• test square hail assessment
• fractured mat identification
• soft metal impact evidence
• collateral damage on vents and caps
• impact-rated shingle upgrades
• hail repair versus replacement scoping
• ridge and hip cap bruising
• granule loss versus true impact
• roof-mounted equipment inspection
• documented non-claim reports
• insurer scope review
• aluminum fascia and gutter dents

Hail Damage Roofing in Delaware, OH

Wind damage in Delaware is almost always partial, and partial is the cheap end of the market. That makes it the place where the temptation to convert a repair into a replacement is strongest, and where we try hardest to be boring about it. Shingles do not blow off because the wind exceeded a number.

• lifted and creased tab repair
• seal strip failure assessment
• ridge cap blow-off replacement
• ASTM D3161 and D7158 wind ratings
• six-nail high-wind fastening
• starter course at rakes and eaves
• hand-sealing in cold weather installs
• gable end and rake edge repair
• partial slope wind repair
• detached shingle recovery and matching
• derecho and squall line damage
• exposed ridge and hip restoration

Wind Damage Roofing in Delaware, OH

An inspection here has a job that inspections elsewhere do not: to price the true scope before anybody signs anything. A contract that lands at twenty-three thousand and then grows gave you neither the statutory contract form nor an accurate number. So we price everything, including the parts you may well decline.

• pre-purchase roof inspection
• remaining scope pricing before signing
• attic-side ventilation assessment
• flashing and penetration survey
• decking soundness check
• photograph-dated condition reports
• documented non-claim reporting
• seller disclosure support
• annual maintenance inspection
• post-storm condition documentation
• gutter and drainage survey
• ridge and hip condition assessment

Roof Inspections in Delaware, OH

Asphalt is what nearly every roof in this county is made of, and the interesting decisions are not about the shingle at all. They are about the four accessories nobody photographs, and the way the whole set gets written onto a page. A manufacturer's better warranty generally requires that the starter strip, the hip and ridge, the underlayment and the ventilation all come from that manufacturer's own system.

• architectural laminate shingles
• three-tab shingle replacement
• designer and dimensional profiles
• impact-rated Class 4 shingles
• algae-resistant granule blends
• starter strip and hip and ridge accessories
• synthetic versus felt underlayment
• ice barrier at eaves and valleys
• cold weather installation practice
• color matching on partial slopes
• manufacturer system requirements
• shingle over decking replacement

Asphalt Shingle Roofs in Delaware, OH

Delaware County has two entirely separate metal roof markets and they deserve entirely separate advice. One sits on houses. The other sits on the pole barns and machine sheds left standing on land that used to be farmed and is now subdivision frontage.

• standing seam panel systems
• exposed fastener panel replacement
• screw-down panel re-fastening
• pole barn and outbuilding roofs
• metal porch and bay roofs
• snow retention and edge detailing
• concealed clip attachment
• panel and trim color matching
• metal over purlin condensation control
• riveted and sealed endlaps
• agricultural building metal roofing
• metal valley and transition flashing

Metal Roofing in Delaware, OH

Tile is rare in central Ohio and that shapes the honest advice. The tile roofs here sit mostly on a handful of Mediterranean-styled houses built through the 2000s in Powell, Genoa Township and a few Delaware subdivisions, and almost none of them are failing the way their owners assume. Concrete and clay tile do not wear out on a schedule.

• concrete tile lift and relay
• clay tile repair and replacement
• tile underlayment replacement
• cracked and slipped tile repair
• tile ridge and hip mortar repair
• battens and counter batten repair
• tile field walking and access protection
• flashing replacement under tile
• salvage and reuse of sound tile
• synthetic and composite tile
• structural load assessment
• valley metal replacement under tile

Tile Roofing in Delaware, OH

Most low-slope roofing in this city is small. A covered porch, a bay projection, a shed dormer, a sunroom bolted onto the back of a 2004 colonial. Two or three hundred square feet at a pitch too shallow for a shingle and too fussy for whoever built it.

• TPO single ply membrane
• EPDM rubber membrane roofing
• self-adhered modified bitumen
• porch and bay low-slope roofs
• dormer and shed roof membranes
• tapered insulation and crickets
• membrane termination bar detailing
• shingle to membrane transitions
• parapet and edge metal detailing
• ponding and drainage correction
• roof hatch and curb flashing
• low-slope tear-off and recover

Flat & Low-Slope Roofing in Delaware, OH

This page argues against its own product on about half the roofs it gets asked about, so we may as well start there. We do not coat steep-slope asphalt shingle roofs. Not for any price, and not as a means of buying a few more years out of one.

• silicone restoration coatings
• acrylic elastomeric coatings
• metal roof panel coating systems
• seam and fastener sealing
• modified bitumen recoat
• coating adhesion and substrate testing
• moisture survey before recoating
• ponding-tolerant silicone systems
• reflective coatings on low-slope decks
• flashing and penetration sealing
• warehouse and shop roof restoration
• coating manufacturer warranty terms

Roof Coatings & Sealing in Delaware, OH

Ventilation is the line item most often missing from a roofing scope in this county, because it is invisible from the curb and nobody sells it well. It is also the item that quietly decides whether the shingle you paid for reaches the service life printed on its wrapper. The arithmetic is simple and almost nobody does it.

• ridge vent and intake balance
• net free area calculations
• soffit intake cut-in behind vinyl
• baffle installation at the eave
• gable and box vent conversion
• powered attic fan removal
• bath fan termination correction
• attic condensation diagnosis
• ice dam and warm deck assessment
• insulation depth at the eave
• off-ridge vent placement
• vaulted ceiling ventilation strategy

Roof Ventilation in Delaware, OH

The rule on skylights is short. If the roof is coming off, the skylight is coming out with it. We do not reflash around a twenty-year-old unit and call the job done, and we put that in writing before anybody has to ask us about it.

• deck-mounted skylight replacement
• curb-mounted skylight reflashing
• acrylic bubble replacement
• skylight step and apron flashing kits
• sun tunnel and tubular daylighting
• condensation versus leak diagnosis
• light shaft and drywall repair
• skylight removal and deck-over
• operable and fixed unit replacement
• laminated and tempered glazing
• skylight flashing on low-slope decks
• shaft insulation and air sealing

Skylights in Delaware, OH

Gutters are the classic candidate for the second contract, and we would rather they were the last few lines of the first one. Put them inside the roof agreement and they ride along under the same document, the same insurance certificate and the same overrun rules. Split them out and you have two agreements, each conveniently smaller than the figure that would have triggered any of it.

• aluminum gutter fabricated on site
• six inch oversized gutter systems
• three by four downspout upgrades
• hidden hanger re-securing
• gutter apron and drip edge correction
• valley discharge and splash management
• downspout extension and discharge routing
• gutter guard assessment
• half round and profile matching
• commercial gutter and scupper systems
• fascia repair behind failed gutter
• seasonal cleaning and inspection

Gutters & Downspouts in Delaware, OH

Fascia and soffit is the part of a roof that hides two entirely different problems at once, and on the houses built across this county since the mid-nineties it hides both of them behind the same sheet of vinyl and aluminum. The first problem is rot, and it hides well. Aluminum fascia wrap is a fine product and an even better concealer.

• rotted fascia board replacement
• aluminum fascia wrap and capping
• vinyl soffit panel replacement
• soffit cut-in for genuine intake
• sub-fascia and rafter tail repair
• frieze board and trim detail
• porch ceiling and beadboard soffit
• woodpecker and pest damage repair
• soffit repair after gutter failure
• vented versus solid panel selection
• gable end and rake board repair
• paint-grade versus wrapped trim

Fascia & Soffit in Delaware, OH

Delaware has two kinds of chimney and they fail for completely different reasons, which is worth knowing before anybody quotes you a repair on one of them. Which kind you own depends almost entirely on the decade your house went up. The old part of the city has real masonry: brick stacks on houses that predate the war, some of them serving fireplaces nobody has lit in forty years.

• step flashing replacement at masonry
• counterflashing set into a ground reglet
• chimney cricket and saddle construction
• crown repair and rebuild coordination
• framed chase cap replacement
• direct vent chase flashing
• surface mount counterflashing removal
• chimney base apron and pan
• masonry repointing coordination
• chase siding and trim repair
• flue and cap weatherproofing
• chimney leak diagnosis

Chimney Flashing in Delaware, OH

Emergency work is the one part of roofing where nobody can hand you a fixed price up front, and Ohio's contract statute anticipates exactly that. Cost-plus agreements are named in it as a recognized form: the cost of the product, plus a labor rate, plus an agreed percentage or fee. We use one for emergency work, and we write the rate and the percentage down before the ladder comes off the truck.

• same-day emergency tarping
• tree impact temporary protection
• battened tarp installation
• interior water containment
• temporary decking over impact holes
• board-up of damaged openings
• documented pre-tarp photography
• tarp removal and permanent repair scheduling
• wind uplift resistant tarp fastening
• storm response for commercial buildings
• cost-plus emergency work terms
• insurer notification support

Emergency Tarping in Delaware, OH

The residential protections this site talks about at some length stop at the door of a commercial building, and every property manager reading this ought to know exactly where that line falls before signing anything.

Ohio's home construction contract chapter defines the work it covers as service on a residential building, and it expressly excludes construction on a structure containing four or more dwelling units, except for work on an individual unit inside one, and excludes work on the common area of a condominium property.

So the apartment blocks off Sawmill Parkway and the condominium associations across the county get none of it whatsoever.

• TPO and EPDM commercial membranes
• apartment and multifamily roofing
• condominium association roof projects
• retail and restaurant roof replacement
• warehouse and light industrial decks
• roof-mounted equipment curb flashing
• phased and off-hours scheduling
• tapered insulation and drainage design
• downtown low-slope and parapet work
• capital planning and roof surveys
• commercial gutter and scupper systems
• roof access and safety compliance

Commercial Roofing in Delaware, OH

We are a roofing company, not a public adjusting firm, and we do not represent you to your insurer, because in Ohio adjusting somebody else's claim for a fee is a licensed activity and roofing is not. What we produce is the document the whole argument runs on.

That document is an accurate, itemized, photographed scope of the actual damage, produced before anybody argues about money, and it then has to be reconciled with the carrier's own version line by line.

• carrier scope review and reconciliation
• supplement documentation
• actual cash value and depreciation questions
• code upgrade line items
• photographic loss documentation
• adjuster meeting attendance
• matching and discontinued product issues
• recoverable depreciation release
• deductible and policy limit explanation
• denied claim second inspection
• roof age and payment schedule questions
• public adjuster referral

Insurance Claim Help in Delaware, OH

Everything listed on this page, residential and commercial, across Delaware and Delaware County and the Olentangy corridor. Work is done by our own crews rather than handed to whoever is cheapest that week, which is the only way the workmanship warranty means anything.

Yes, and it is usually cheaper. Bundling roofing work into one mobilization saves setup, disposal and travel, and it means one crew, one schedule and one written free estimate instead of three contractors blaming each other.

Every one. We come out, measure, look at the real condition of the work area, and put an itemized free estimate in writing with materials and scope spelled out. No charge, no deposit, and no obligation to book.