Roof replacement in Tampa Bay, planned properly.

Signs it's time

• Leaks in more than one place, or leaks that return after repairs.
• Widespread curling, cracking or granule loss on shingles.
• Soft or sagging areas that suggest decking damage.
• Your insurer is asking about the roof's age or condition.
• The roof is near the end of the expected life for its material.

Shingle, tile or metal

Asphalt shingle is the most common choice on Tampa Bay homes. Concrete and clay tile are heavier and need a structure that can carry them. Metal panels resist wind well when installed to code and cost more up front. The right choice depends on the house, the existing roof, the code and your budget, so ask each roofer to explain why they recommend a material.

What every proposal should list

• Tear-off of existing layers and disposal.
• Decking replacement, priced per sheet as an allowance.
• Underlayment, flashing, drip edge and ventilation.
• Permit and inspections, and who handles them.
• Payment schedule, start window and cleanup.
• Manufacturer warranty and workmanship warranty, in writing.

Before you sign

Look up the contractor on the Florida DBPR license search. In Florida, contractors may not offer gifts or incentives to get you to file a roof insurance claim, and new homeowner policies limit assignment of benefits. If someone at your door offers a free roof through insurance, slow down.