A storm sweeps through your neighborhood and there is obvious damage to your HOA community. You and your neighbors have damage to the exterior of your buildings. The storm was strong enough to cause damage to your roof, gutters, skylights, siding, windows, painting, or even more on your HOA complex. You sit on the board of your small HOA or are an advisor that represents your apartment or condo community and everyone is wondering what to do now. Including you.

Where do you start?

“If it is hail or extreme wind damage, call a ROOFING CONTRACTOR because that will be the largest of the trades that will need to get repaired.”

Well, below are some suggestions on what to do to put things back in order.

The first thing that you should do is call a professional contractor to come out and take a look at the entire property and get them to assess the damage BEFORE calling your Insurance company. If it is hail or extreme wind damage, call a ROOFING CONTRACTOR because that will be the largest of the trades that will need to get repaired. Any good Roofing Contractor that does residential and commercial projects will handle all of the additional exterior issues too. If they don’t handle the other trades, and you would have to vet a series of sub-contractors… don’t use that Roofer. They are most likely not a Contractor. Jobbing all that out yourself will be a tremendous amount of effort and if you are sitting on the HOA board, or repair committee and not getting paid, trust us when we say, get someone that will be your Contractor and handle all the details.

If you have a known Contractor that has done work for you in the past, and you have been satisfied with them, you should be in good shape. You have worked with them in the past, you have a track record, and you have a level of trust in them. They took great care of you and did excellent work. You already know who to call. Perfect.

 If you have not already vetted a Roofing Contractor, and a storm hits, or you are not sure about the Roofer that you have used or are interested in looking for a NEW Roofing professional — keep reading.

There are several things that you can do to make sure they are going to be a good fit for your HOA.

First, ask for a referral from someone you know in the building industry if you have one.  Ask how they know them… and if they have ever worked directly with them before.

If you don’t have a good referral source, you can go online and look for a Roofer that is also a G.C. (General Contractor) and can handle ALL of the different trades that need to be completed for your job. Or at least the vast majority of them. This will save you and the HOA board a lot of busy work down the line.

Next, look for a Roofing Contractor that has an impeccable reputation online with at least 30 to 50 more excellent reviews. They don’t have to be 5-star reviews. As much as you try to make everyone happy, you can’t please everyone all the time. And if they have a few 3 or 4-star reviews, look at their response to the “less than perfect reviews” and see if they offered to make whatever happened – right. Did they work hard to please the client or right the wrong? Especially on the 1-star review. Did they apologize and take responsibility for the situation? Did they explain themselves?  Or did they make an excuse and reply to the review in a “snarky” or even worse, an angry tone?  In construction, sometimes things happen that are out of the Project Manager’s control, and it can be hard to make everyone happy.  But how they respond to adversity and criticism goes a long way. Look for a big “red flag” around how they deal with adversity.  Contractors are professional problem solvers and should have lots of patience on all fronts.

Next, look at their website to see if they have a strong presence with a website that has some actual information on it that has value. A site that they feel represents them and their company’s personality. If their words on the page are generic and none specific, they most likely will be too.

You will most likely have a “meh” experience. They will lack the passion to make sure that their jobs are done right. Their website is the front-facing representation of their company. If they are not giving offering up knowledge or pictures of work that they have done, they might not be a good fit. Remember, anyone can say they do a good job and schmooze you enough to get you to sign a contract and get you locked in.  Trust your gut on this aspect.

Ask for references that you can call and check in on their previous work.  They should be able to give you a list of people willing to sing their praises.  There is a big difference between someone doing a satisfactory or adequate job, and a company that creates excited fans.  You will be in charge of spending a LOT of money on your project.  You want someone that will make you look like a hero at the end of the work.

This is about this for a second – “companies are people wrapped in a logo.”  Ask specifically who you will be your “point of contact” and have them earn your business. It’s ok for them to jump through a few hoops to earn your trust. Meet with them a few times. Above all, pick someone that you like working with, who is a good communicator and seems to have decent values and a work ethic.  I know that sounds obvious, but you would be surprised. You will be spending a lot of time over the next few months working hand-in-hand with your contractor.  They should be responsive and professional and even-keeled and ON TIME. Someone that does what they say they are going to do when they say they are going to do it. They are professional problem solvers.

All contractors must be licensed and insured. A license means that he has the proper licensing to work on your type of property (HOA, Commercial Buildings, Apartment Complexes, Flat Roofing, Multi-Family Residential, etc.) Once you see that they have the GC license for your local, make sure that the contractor is adequately insured. It’s not out of line to ask for up-to-date paperwork.  That should not be an issue to get you. It is important that you know exactly what their insurance coverage is. You need to understand if they will cover damages to your property and any other employee liability onsite during the work. You should also ask what is the coverage for the sub-contractors and their employees. When it’s time the contractor will get a building permit to ensure that the work is being done to code with the city or locale where the work is taking place.

Next, once you have picked a few new companies to call, you know what to ask to vet them and you can also learn a lot about them and the company when they come out and take a look at the damage.

Once your Roofer gets there to assess the damage, let them walk the property, either on their own or with you, and then let them explain what THEY see that needs attention on your building, and what they think needs to be done to fix it. You will get a chance to see just how observant they are. And if you are still in the vetting process of choosing them as your Contractor, you WANT them to be extremely observant and thorough and explain things to you. It’s important to have someone that sees more than you do, so that things get done right.  They are the expert.  You should be able to depend on their expertise without you having to be the one reminding them.

Ask lots of questions to qualify your Contractor:

• Tell me about the repair/replacement process with your company.
• What is your overall production process? What is your system?
• If you use subcontractors, tell me about them.
• Do they have any possible timeline issues to complete the work?
• What types of materials/brands do you suggest that I can look into?
• What should I expect around communications with you? Who/How/Why/details?
• What warranties come with the repair/replacement of the materials and labor?

Don’t be shy.

Once they are done and have given you their field assessment, you can also ask the Contractor to explain what you can expect as the next step once you make your decision on who you are going to work with. Don’t let them push you into signing a contract immediately.  A good one never will.

He might say that they are able to repair things or if there is enough hail damage, they might tell you that the roof needs to be replaced and what is involved in calling the Insurance company, to file for a claim and bringing an Adjuster out and a little about the process from that point on.

By this point, if you have vetted several companies, you should have enough information to make an informed decision on who you want to hire.

Once you decide on a Contractor, and let them know, then you can call in a claim and have your chosen Contractor meet with your Insurance Adjuster so that they can help represent your best interest from start to finish.  The Insurance process of a claim is pretty standard as to how the process goes. And the only thing that the HOA will be responsible for will be deductible on the policy.

Once you get your estimate from the Insurance company, also called a “scope of work,” the process begins.

If you follow these suggestions on the front end, the actual work itself should happen fairly effortlessly because you will have done a lot of the hard work on the front end of the process.  You are now in good hands with a seasoned professional and the foundation of a successful job has been set.

If we can help, or you have any questions about our process, or you need a second opinion, do not hesitate to call our Longmont CO office to speak to one of our experts that can help guide you through this process all up and down the Front Range and close mountain towns. 

I have a flat, commercial roof on my building in Longmont CO. It needs to be replaced.  Do I ask for an EPDM or a TPO roof?  What is the main difference?

You have 2 main different types of roofing material for a flat roof on a commercial or even residential building – TPO (Thermoplastic Polyolefin) single-ply membrane roof system or an EPDM (Ethylene Propylene Diene Monomer) synthetic rubber roofing membrane.

Honestly, there is no easy answer as to which material is better.  They both are durable and cost-effective options for a metal roof, which can be much more expensive. And they both have some good and not as good factors to consider.

There are several other membrane roofing systems that can be used on a flat roof in certain situations, but in this article, we are going to focus on the pros and cons of just TPO vs EPDM.

Let’s take a look.

First, if you have a flat roof on a commercial or residential building, and you are not quite sure if you have an EPDM or a TPO roof system, you can quickly look for a few items on the roof to figure it out. As a general rule of thumb – if your roof is black, it’s most likely an EPDM material.  White would most likely be TPO. Next, look at the “sheen” of the material.  EPDM has more of a matte finish vs a shiny surface for TPO.  You can also tell by actually touching it.  Since EPDM is made of rubber, think of a tire innertube, it’s a little bouncy to the touch whereas TPO is harder and can have a mesh in its layers for strength and is made from plastic.  Lastly, look at the seams. TPO will have seams that are mechanically welded whereas EPDM will have fewer seams because it comes in wider rolls and the seams are glued and taped by hand.

Let’s start our comparison by saying that under the EPDM or TPO systems, the substructure of the single-ply material is almost identical in how it is built out. So, it really comes down to the choice of surface material.

Here are several overarching factors that you may want to consider when you are deciding which material to use:

1. Down to basics: as a roofing membrane – TPO is made from plastic, and EPDM is made from rubber.
2. Color choice: EPDM is commonly sold only in Black. Other colors can be specially ordered. TPO is primarily white and can be found in grey, tan, and a few additional colors.
3. Local climate: TPO is a better choice in hotter climate ranges because it reflects the harsh sunlight. EPDM is usually black and holds it heat better during colder temperatures.
4. Height of the Building: TPO weighs less than EPDM so it has an advantage of a taller building. TPO also has “welded” seams, so it tends to do a bit better with high winds. EPDM is a slightly better choice for roofs close to the ground and is slightly less expensive.
5. Cost: TPO is slightly more expensive to install and repair than EPDM because of the labor factor.

TPO vs. EPDM

Comparing 2 types of Single-Ply Roofing Membrane 

TPO – has been in the marketplace for approx. 20+ years / EPDM has been used for over 60 years. In the US, TPO’s popularity is building and about 50% of all commercial roofs are now made from TPO.

TPO is Chemically Adhered along with a hot air “welding” of the seams. Requires electricity to do it. Having the availability of electricity can be an issue in some situations. EPDM is Mechanically adhered with adhesive. Rolled on with anchors and seam tape. Manual Installation and requires no electricity.

TPO reflects Sunlight so it’s more energy efficient in the summer and hotter climates whereas EPDM retains heat from sunlight. A better choice for cost efficiency for winter and a number of different climates.

TPO is slightly more expensive than EPDM because of the equipment it takes to “weld” the seams on TPO.  The welded seams tend to last longer in extreme weather and high winds.

TPO is about 3x more resistant to punctures than EPDM which potentially means fewer leaks with proper maintenance.  But EPDM lasts longer and is slightly more resistant to weathering and has a 60-year track record.

TPO typically has a manufacturer warranty of 15 to 20 years vs EPDM on average lasts 20 to 25 years. You can get up to a 30-year manufacturer warranty with certain thickness membranes with EPDM. This is climate dependent.

EPDM can be found in wider rolls than TPO. So that you can potentially have fewer “seams” with an EPDM roof system.

Also, both TPO and EPDM are manufactured by a number of different companies.  Quality is not always consistent from company to company. Ask your contractor about their opinion on the quality of the material to get the most longevity possible out of your new roof.  They are going to have to stand by the manufactures warranty.  They will know.

In conclusion, looking at this list of pros and cons for each of the two materials may help you decide what might work best for you based on your needs.

Be sure to consult with your roofing contractor too.  Since the pandemic, in some areas of the country, commercial roofing materials have been in short supply and certain materials and accessories can be tough to find. Some supply companies are still not getting their regular quotas for their orders met yet.  So, your choice might be limited to the availability of materials.

As always, do regular inspections and any necessary maintenance and repairs right away to ensure the longevity of your roof so it lasts as long as possible.

If you need help making the right choice on replacing your flat roof here on the Colorado Front Range.  Give us a call!  We would love to come out and take a look at your roof and help you come up with a plan that is right for you.

We have years of experience in Commercial and Residential Roofing and we would love to share our expertise with you.

Roof damage is a common issue in Longmont, Colorado, due to the large hailstorms that frequently occur in the area. The Colorado Front Range is called “Hail Alley”. In this article, we will discuss the top 5 roof damage issues in Longmont and how to prevent or repair them.

Hail damage: Hailstones can range in size from pea-sized to tennis ball-sized, and they can cause significant damage to a roof. Hailstones can dent or crack shingles, causing them to become less effective at protecting your home from water damage. If you suspect that your roof has been damaged by hail, it is important to have it inspected by a professional as soon as possible. To prevent hail damage, consider installing a “Class-4 Impact Resistant” shingle when it’s time to replace your next roof. A little extra cost goes a LONG way in protecting your roof and it can get you a significant discount on your homeowner insurance with your Insurance carrier.

Wind damage: High winds can cause shingles to become loose, fold over, or can be completely torn off of a roof. This can lead to water infiltration and damage to the interior of your home. To prevent wind damage, make sure that your roof is properly secured and that your shingles are in good condition. If you notice any loose or missing shingles, have them repaired or replaced as soon as possible. Taking care of the outside of your roof will go a long way in protecting the inside of your house. The newer shingles that have been developed over the last 10 to 15 years withstand MUCH higher wind velocities than older 3-Tab or T-lock shingles. T-lock shingles are no longer manufactured.  So, if you have them on your roof and have any damage whatsoever Insurance will most likely have to replace your roof. The newer shingles also require 5 to 6 nails on each shingle rather than 4 like the older shingles for the updated wind ratings too.

Water damage: Water infiltration can occur when a roof is not properly sealed or when it is damaged. Water damage can lead to the growth of mold and mildew, which can be harmful to your health and the structure of your home. You might not think of mold and mildew on the Front Range because of how dry it tends to be but once the moisture gets into your attic, it can grow over time. To prevent water damage, make sure that your roof is properly sealed with a regular roof inspection and maintenance every 3 to 5 years. That way, any damage can get repaired as soon as it is discovered.

Ice dams: Ice dams occur when snow on the roof melts and then refreezes at the edge of the roof. This can create a dam that prevents water from properly draining off of the roof and gutters. This has been a very common occurrence this Winter. The snow will freeze and get up under the shingle and push back up under the shingle and work its way past the underlayment. This can lead to water infiltration and damage to the interior of your home. To prevent ice dams, make sure that your roof is properly insulated and that your gutters are clear of debris before wintertime comes around.  Get a long “snow rake” to pull snow off the lower areas of the house where ice build-up happens if you have a one-story home.  If you know that Ice Dams are a regular issue, you can also install “heat tape” along the eve of the roof and in your gutters to help it from showing up.

Animal damage: Animals such as squirrels, birds, and raccoons can cause damage to a roof by digging or scratching at the shingles. We see this type of damage all the time during inspections. The animals are trying to get out of the extreme weather. They burrow into any area that is not properly sealed. Even the smallest of open areas on your roof can invite a “critter” to make a nest. This can create openings that allow water to infiltrate the roof and damage the interior of your home. It can also lead to having animals in your attic and up in the roofing structure which can become a major issue. To prevent animal damage, consider installing protective wire barriers on vulnerable areas of your roof, under solar panels, and trimming back any branches that are near the roof. You can also have our roofer secure certain areas of penetration and add extra caulk to points that might seem inviting for animals to enter.  Below is a picture of a home where we did some repairs on the soffit and fascia. The metal plates were the homeowner’s attempt at covering the holes in the siding that a woodpecker kept coming back to over and over again.  You can see at the top of the picture where the birds got into the soffits by pulling them back to have just enough of a hole to sneak in and get out of the extreme weather.

In conclusion, the top 5 roof damage issues in Longmont, Colorado are hail damage, wind damage, water damage, ice dams, and animal damage. To prevent or repair these issues, it is important to have a professional inspect your roof regularly and address any damage as soon as it is discovered. By taking these precautions, you can protect your home and ensure that it stays in good condition for years to come.

When it comes to protecting your home from the large hailstones that are common on the Front Range of Colorado, the type of roof you have can make a big difference. In this article, we will discuss the top types of roofing materials that are ideal for resisting hail damage, as well as the advantages, and cost comparison of each roof type.

Metal roofing: Metal roofing is one of the most durable roofing options available and is resistant to most hail damage depending on the thickness of the metal. It’s also good for heavy snowfall areas too. Metal roofing is available in a variety of styles and colors and can last for decades with proper maintenance and the appropriate underlayment. Additionally, metal roofing is fire-resistant and also energy-efficient, which can lower your cooling and heating costs. They tend to be more expensive than other options, but can last for 30-50 years and can increase a home’s value when you go to sell. It’s very popular along the Front Range and in the Mountains.

Concrete and Clay Tile Roofing: Concrete and clay tile roofing are also highly resistant to hail damage and can last upwards of 50 years with proper maintenance. Some clay tile roofs in Europe have last 100’s of years. They are fire-resistant, energy-efficient, and offer a high level of durability and weather resistance. These are also more expensive than traditional asphalt shingles but can last a lot longer, look great and increase home value.  NOTE: As durable as concrete tiles are to weather, a number of Insurance Companies do not recognize a lot of different Tile manufacturers for a Class 4 – Impact Resistant premium discount.  Check with your agent to see if your manufacturer is on the list.

Composite/Fiberglass shingles: There are a number of new Composite options for a roofing material that are coming onto the market every year.  We are not early adopters of them because we feel like they need to be battle-tested with our weather on the Front Range. Fiberglass shingles are a more affordable option than a Metal Roof or even a Tile Roof. There are a number of different types. They are also resistant to hail damage and lighter material and can last for up to 20+ years with proper maintenance. They are also fire-resistant. They come in a variety of colors and styles, but they may not last as long as the other options. And because they are thinner and lighter than are not really great in colder climates because they provide a little less insulation and can crack in the colder temperatures.

Architectural Asphalt Shingles: Class 4 – Impact-resistant shingles: Impact-resistant shingles are a popular choice for homes in the Front Range area, as they are specially designed to resist hail damage. These shingles are constructed from a combination of asphalt and a rubber polymer and are rated to withstand hailstones of up to 2 inches in diameter. These shingles are more affordable than Metal or Concrete Tile roofs. And a little more than a traditional Asphalt Shingle. When installed correctly they can last up to 20 or 25 years with proper maintenance. They come in many colors, are Fire Resistant, and are an upgrade to a traditional shingle.  A Class 4 IR Shingle can also get you up to a 25% Discount on your Homeowners Insurance with some carriers.  We at Denny’s Roofing like it so much that we put a Class 4 IR Shingle on almost every new roof we put on. The cost vs value of this product is spectacular.  Ask us more when we come out to take a look at your roof.

In conclusion, when it comes to resisting hail damage in the Front Range area of Colorado, metal, concrete, and clay tile, composite shingle, fiberglass shingles, and asphalt class-4 impact-resistant shingles are among the best options. Each of these roofing types has its own advantages and cost considerations. While metal, concrete, and clay tile roofing may be more expensive, they have a longer lifespan and can increase the value of your home. Impact-resistant shingles may be more affordable and still offers good resistance to hail damage. Ultimately, the best option for your home will depend on your specific needs, budget, and preferences. It is always recommended to speak with a professional roofing contractor to find out what is the best choice for your home. Give us a call to discuss the options!