Usually new roof installations come with some type of warranty, but few warranties are thoroughly read and understood. Reading the fine print of a roofing warranty before signing the contract is essential.
Most often, one considers the length of the warranty while not understanding the warranty conditions or types. Roof warranties come in five basic types:
Labor by contractor
Labor and materials by contractor
Materials by manufacturer
Labor and materials by manufacturer on a pro-rated basis
No Dollar Limit (NDL) labor and material by manufacturer
A contractor warranty for labor, with or without material is as valuable as the contractor. Unless the contractor has been in business for a long time or has a lot of assets, be cautious about relying on the contractor’s warranty as the sole remedy for potential problems.
Materials only warranted by the manufacturer are worth little if anything. If the roof needs to be replaced, a materials-only warranty means the manufacturer will only supply the replacement material and the building owner will have to pay for the cost of installing it. Because labor is usually at least half of the cost of a new roof, the owner ends up spending a lot of money getting the roof replaced.
A labor and materials warranty that is pro-rated by the manufacturer covers poor workmanship, but for a lesser amount with each passing year. Toward the end of the term in a pro-rated warranty, you would receive only a fraction of the replacement cost for a new roof.
The NDL warranty is the best and most cost-efficient type of guarantee to get for your roof for the long term. A NDL warranty will reimburse you for the full replacement cost of the roof whether the deficiencies were caused by labor or materials for the full term of the warranty. For example, if a roof with a 20-year NDL starts leaking in the 19th year, the manufacturer will pay the full cost to repair or replace it.
A common misconception about roof warranties is that they are insurance policies that guarantee that the roofing system will never leak. Warranties generally stipulate that regular maintenance is required and leaks caused by specific items are not covered. Every warranty, even the most comprehensive NDL, has limitations and exclusions designed to significantly limit liability.
Most building owners fail to understand that they are contractually responsible for regularly maintaining their roofs; this is the most overlooked portion of a roof warranty. At a minimum, this means twice-yearly inspections, prompt repairs if defects are found, good records kept of the inspections and the repairs performed, debris removal on a regular basis, and maintenance of coatings and surfacing.
Most warranties exclude ponding water and acts of God. These exclusions are reasonable, the warranty can not cover items not within its control. Warranties usually exclude additions or alterations to the roof unless the roofer and or manufacturer is notified in advance and approves the alteration or addition in writing.
If you’re planning building improvements or roof alterations of any type, you will need to get what is called an “overburden clause” from the roofing manufacturer. This clause specifies additional requirements, such as proper protection of the roof that must be met so the new roof warranty will remain in effect.
Keeping your warranty in effect; also means that roof traffic must be avoided, that accessories such as metal work, equipment, curbs, supports and skylights be maintained, and that drains be kept free-flowing and unclogged. Regular roof maintenance is not only needed to keep the warranty intact, but it is, along with proper initial design and installation, one of the most important parts of keeping a roof in service for a long time.
Studies have shown that a properly maintained roof will last twice as long as a roof that is not maintained. Maintenance is a win-win situation.
Although a warranty can offer benefits, the best option is simply to have a properly designed and installed roof to begin with and then maintain it like any other asset in the building. If that is done, the roof will outlast any warranty.