Roofing in Westside, Los Angeles

A roof leak is not always a failure of the shingles or tiles themselves. Leaks often start at the details: the metal flashing around chimneys, vents and skylights, the valleys where two slopes meet, cracked rubber seals around pipes, and clogged gutters that push water back under the edge. A good inspection looks at those first, then at the covering, the waterproof underlayment beneath it and the wood deck beneath that. Ask for photos of what was found and a written scope that says why the recommended work is the right one.

Repair versus replacement comes down to age, extent and the layer underneath. Asphalt shingle roofs have a finite life. Concrete and clay tile lasts much longer, but the underlayment under it does not, and a leaking tile roof is often fixed by lifting the tiles, replacing the underlayment and flashing, and relaying the same tiles. Low-slope and flat roofs, common on mid-century homes and additions, fail at seams and drains and need their own materials and methods.

Re-roofing needs a building permit from your city's building department; in the City of Los Angeles that is the Department of Building and Safety, and the licensed contractor normally gets it. In the City of Los Angeles, a residential re-roof that replaces more than half the roof must use a cool roof product rated by the Cool Roof Rating Council. Elsewhere, California's energy code can require a cool roof depending on the roof type and climate zone. Homes in a High or Very High Fire Hazard Severity Zone must use a Class A fire-rated roof assembly under the state's wildland-urban interface code. A contractor who works here knows these rules; one who does not mention them is a warning sign.

Roofing contractors hold the C-39 classification from the Contractors State License Board, and California requires a roofing contractor to carry workers' compensation whether or not it has employees. Check the record at cslb.ca.gov for an active license, the bond and a workers' compensation policy rather than an exemption. Roofing is dangerous work, and if a company has no coverage and a worker is hurt on your property, the claim can land on you.

After a storm, be wary of anyone who knocks on the door offering a free inspection; the Contractors State License Board warns homeowners about this pattern after storms and fires. Never pay a large deposit up front: California law caps a home improvement down payment at $1,000 or 10 percent of the contract price, whichever is less. A contract signed at your home can be canceled in writing within three business days, five if you are 65 or older, and seven if the work repairs damage from a declared disaster.