Roof replacement
Roof replacement in Los Angeles
Re-roofs on walk-ups, courtyard buildings, condos and houses. Walkways and planting go under cover before anything comes off, and the dates are set around the people who live there.
The building visit is free. Your file starts that day, with photos of your roof.
A re-roof on an apartment building or a condo happens with people living under it. Nobody moves out. The work is planned section by section, around the tenants' cars and the courtyard, and around the budget of whoever is paying for it.
Signs a section is ready for a new roof
- Repairs on the same section keep coming back
- Cap sheet that has dried out, lost its granules and cracks when it is walked on
- Soft spots underfoot, which usually mean wet felt or decking below
- Tile slopes where the felt has failed across most of the roof, not in one place
- Shingles curling and bare of granules, worst on the slopes facing south and west
- A lender, a buyer or a board asking how many years the roof has left
One section now, the rest later
A replacement does not have to cover the whole building at once. A courtyard building might need its rear block done this year while the front wing has years left. Each section carries its own price in the scope, so the board can approve the one that is leaking and put the others on the plan with a date to look at them again.
How the job runs
- The free building visit, about 45 minutes a roof, and photos on the plan before the day is out.
- The written scope follows within 48 hours. It names the system going on each section.
- We pull the permit. A re-roof usually needs one. The fee goes from you straight to the city, or to the county where the county issues it, and it is kept out of our price.
- Before the crew is booked, one sheet goes up in the lobby: the work dates and hours, and where the trucks will park.
- Cars come out from under the work and the courtyard goes under drop cloths. No section is left open overnight. The yard is swept for nails each evening.
- You or your manager sign off the finished roof after a look at every pin. The invoice follows in pin order, with both warranty papers behind it.
What goes back on
- Flat sections. New base and cap sheet, or torch-down where the scope calls for it, with the flashing at parapets, drains and curbs rebuilt as part of the job.
- Tile slopes. New felt with the original tiles reset, and new tile only where the old pieces cannot go back.
- Shingle slopes. New felt and new shingle.
The deck is checked on every section once the old covering is off. Rot found once a roof is open goes in as a new pin with a photo, and its own invoice line once you approve it.
What decides the price of each section
- The area of each section, and how many layers have to come off
- The system and the material going back on
- The deck, once it can be seen
- Parapets, coping, drains, and the curbs under rooftop units
- Getting material up and debris down: the stairwell, the height of the building, and where a truck can stand
Ten years on our workmanship
Our workmanship is covered for 10 years, counted from the day the final page is signed. Where a fault is in our work, we repair it and the building pays nothing. The roofing material has the manufacturer's own warranty, on a second paper in the same file.
Questions about re-roofing
Does the old roof come off?
Usually, down to the deck, because rot under an old covering cannot be seen any other way. Where a flat section can take a new layer over the old one, the scope says so and gives the reason.
Can you do the flat addition and leave the main roof?
Yes. A flat addition behind a shingle or tile house is its own section, with its own line in the scope, and it can be done on its own.
How long are the tenants affected?
For the working days on their part of the building. The notice gives the dates and hours, and the parking is needed only on the days we work over it.
Repairs and leaks
Tenant reporting a leak? We come the same day.
Give us the address and the unit. We stop the water that day and tell you, or the tenant, once it has.
Roofs we work on
Every kind of roof in the county, flat ones first.
Start here
Need the roof explained to someone else? We'll write it down.
Four questions about the building, then your ZIP and phone.
- 1Which building is it?
- 2How many units?
- 3Who needs the paperwork?
- 4By when?
The building visit is free. Or call (310) 857-2520.