Apartment management already requires a high degree of due diligence when your properties are functional and not in need of big repairs. That attention to detail multiplies when apartments do need those repairs, especially if you are hiring contractors to perform major work. Not only must the job be done right, but you are also dealing with the residents of your apartments. Unlike a commercial property for which employees can work remotely or get a brief vacation, you can?t displace dozens of residents while a key repair is made. This reality raises the diligence level and reinforces why hiring the best contractors is imperative.

Whether you are finding a roofing contractor to work on an existing building or tapping one to put a roof on new construction, best practices must be followed in order to ensure the job is completed efficiently and expertly.

Here are four such best practices to consider for your property?s next roofing project:

1. Do your homework

Before hiring a roofing contractor, take time to investigate a business?s history, credentials, and references. Any quality contractor will not hesitate in referring you to properties and apartment managers that it has worked with before (and apartment managers will likely be more candid with their opinions when speaking to you?after all, you both understand the challenges in hiring contractors and keeping properties in tip-top shape). Also, don?t automatically go with the first low bid you get, and be especially wary if you get that low bid too quickly from a contractor. This bargain could be a sign a roofing contractor is desperate and/or won?t hesitate to cut corners. Be sure that the roofer you choose spells out which materials it?s using, what the expected timeline will be, how it?s handling cleanup, and what its credentials are before you sign a contract.

2. Rely on experts? expertise

After all your homework, you hopefully selected a roofing contractor that you feel you can trust. With that in mind, pay attention to the recommendations and advice the company offers. It might see things on the roof you may have missed; it also may have more experience with apartment roofs in the area (particularly if you, as an apartment manager, have been fortunate enough to not have any problems with the roofs atop your properties). Granted, there sometimes is a fine line between advice and upselling, but again, a good roofing contractor will show you exactly what it is advising and why, as well as give you options in case its first recommendation doesn?t fit your budget or plans.

hbspt.cta.load(1965781, '141463f7-3b7a-43ea-9cf4-2e9f9fc4e081', {});

3. Ensure all parties are communicating

Roofing contractors may need to get onto or into apartments or be outside residents? windows during the daytime. Residents need to know this beforehand so, at least, they aren?t surprised by the knock on the door or the footsteps they hear above their bedrooms. Communication is important not only between you and the contractor, but also with your residents. It is also essential with new construction, in which various contractors must work together to complete the property. If your roofer comes on a prescheduled day, but the structure isn?t ready for a roof, that?s a problem?

4. Embrace the relationship

A relationship between an apartment manager and the contractors hired to work on properties shouldn?t end once the work is done. This is especially true for roofing contractors. Whatever type of roof is on your property, it usually takes up significantly more square footage than a normal roof on a single-family residential dwelling. Consequently, the larger roof will require more regular maintenance, and who better to help you with that maintenance than the original contractor? Moreover, if you manage multiple properties, establishing a good relationship with a roofer ensures the same high quality of service across all your buildings. The more you value a contractor, the more it will value you as a customer (and vice versa), which is ultimately beneficial to both parties.

What best practices do you follow when working with roofing contractors?

hbspt.cta.load(1965781, 'b4e2448b-fc98-49fc-91c3-0e17037fc55e', {});

a

You have some shingles missing. Or the flashing around your chimney is damaged. Or water is leaking into your attic. You know you should get a contractor to look at your roof and write up an estimate, but you are hesitant because you?ve been burned by less-than-outstanding roofers in the past. You are also worried about the cost and what else the contractor might find wrong with your roof.

Homeowners shouldn?t put off roof repairs?the potential for more damage to your roof and your overall property increases the longer you wait.

The repair process starts with the estimate, which isn?t just a slip of paper but should be a dialogue between homeowner and the contractor. Asking the right questions not only provides you the best idea of how much the job will cost, but also establishes the parameters of the repair. With this information, you can feel comfortable knowing the job will be done correctly?or that you should get an estimate from another roofer.

Here are several questions you should ask any contractor giving you a roof repair estimate:

Have You Inspected the Whole Roof?

Although just part of your roof may be damaged, a quality contractor will look for other issues while atop your home. After all, missing shingles might be a sign of a greater problem, and a leak may be trickling in several feet away from the actual drip. Asking ?What else did you see?? should provide a basic assessment of the state of your roof.

How Long Will the Job Take?

Some repairs take longer than others. Unfortunately, some roofers take longer than others to complete the easiest of repairs, adding to your cost and inconvenience. Get a firm time frame from the contractor so you can plan around the repair and reduce any stress if the job takes longer than originally expected.

Are You Insured and Bonded?

A fully insured, licensed, and bonded contractor provides a layer of protection and added peace of mind to the repair. Any damage occurring to your home during the repair will be covered, of course, but perhaps more importantly, the liability for any injuries sustained by the contractor?s employees on your property will not fall to your homeowner?s insurance.

What If the Weather is Bad?

You need your repair completed soon, but unfortunately, the weather does not always cooperate. Be sure to ask if the roofer has a plan if bad weather postpones the job. A rainy day or two shouldn?t make you wait weeks before the contractor can finish the repair.

What About Unexpected Costs?

Unexpected roof costs understandably frighten homeowners?nobody wants to be quoted a price and be told, on the day of the repair, that the job will cost an extra grand. A quality roofer should provide a detailed and thorough estimate so that there are no surprises. If the contractor sees issues during the inspection that could increase the price, those costs should be clearly spelled out on the estimate. Don?t sign anything until you have a full understanding of every cost involved with the repair.

How Long Will the Repair Last?

Repairs could be temporary or serve you for the remaining lifetime of the roof. Knowing this information will better guide your decision on whether or not to make the repair and whom to hire for the job.

How Do You Stand by Your Repair?

If something goes wrong with the repair after the contractor leaves, what recourse will you have for the repair to be corrected? Asking a roofer how they stands by their work and what you can expect if a problem arises can prevent costly headaches later.

Should I Consider Replacing the Roof?

You might be apprehensive to ask this question because shadier contractors might jump on the chance for a more lucrative job by saying, ?Yes, you need a new roof!? (Some contractors may suggest this before even explaining your repair options.) However, if your roof is older and/or continually causing problems, you should be asking if a replacement roof is a smarter option. The best contractors will walk through the pros and cons of each choice and never pressure you into a decision you aren?t comfortable with.

hbspt.cta.load(1965781, 'ca220a1c-d5db-41bb-9e09-277d8c320a7f', {});

June 6th, 2012 ? A massive hailstorm hits Colorado Springs and South Denver causing flooding andasubstantial hail damage to roofs, cars, homes and businesses. The storm started with dark clouds and brewed into a destructive force. With how dry Colorado has been, rain is normally welcomed, but it seemed to fall all at once. Places like Colorado Springs and South Denver had road closures and flooding on the roads. The Rain was promptly followed by a ravaging hail storm that quickly made it look like winter, the ground in many areas being coated in white hail.

Details of the storm

Hail from theastormaamounted to nearly 8 inches deep in some areas. The storm also featured torrential rains, high wind speeds, and up to 5 recorded tornado touch-downs.

Damages

There were few structures that escaped damage in the areas affected by this powerful and dynamic storm, including both residential andacommercialastructures, vehicles, municipal buildings and more. The estimated cost of the damages as of July, 2012 is right at $321.1 million, placing it among the most costly Colorado storms since 1984.

All at once

The whole year has been pretty dry so with this storm it brought all the rain and hail all at once.aUnfortunatelyathis left many people with damaged cars, homes, businesses, roofs and much more. The hail was not quite marble sized and wrecked havoc on many roofs. If you were affected by the storm here are some ways for checking for damage.

Checking for Roof Damage

For a large number of businesses and homes the roof damage is very clear, for others they might not see the signs of roof damage until it might be too late to get it fixed. Start at your downspouts and check for a large amount of black or dark deposits of minerals. This can be a sign of roof damage. Second you ashould check your gutters and see if they have dents and dings in them, if they do they is a good chance your roof has also been damaged you should get an inspection.

The most obvious but harder to look for are the signs of leaks andadiscolorationain your home?s ceiling. This could be a sign of a leak and roof damage. Lastly would be to actually get onto you roof and look it over, check on your shingles and make sure they aren?t damaged or missing. The signs of a damaged shingle can beasomethingaas simple as dimples in the shingles themselves. If you find any of these signs you should have an inspection and estimate to prevent further damage. Roof repairs are a lot less costly then a roof replacement.

a

Roofing Materials

Different roofing materials have widely different lifespans. Traditional asphalt shingle roofing will last anywhere from 15-20 years depending on the brand. Tile or slate roofing can last 50-100 years if well maintained. When replacing your roof, you may want to take this into consideration.

Roofing Maintenance

If you perform regular inspections on your roof and can catch small leaks before they cause costly damage, your roof will last much longer. Choose a time of year to call a licensed roofer to take a look at your roof and check for damage. This is especially important after a large storm. The key to maintaining your roof is to make repairs before your roof suffers irreversible damage.

Climate and Weather

Depending on where you live, your roof may last longer. If you live in an area prone to dangerous storms that have hail and high wind, you will likely need more roofing repairs. If the winter is especially harsh, snow and ice can hold moisture against your roof causing damage and perhaps earlier replacement.