I need to replace my roof. What should I do first?
Short answer. Start with a documented inspection and find out whether storm damage makes it an insurance claim, because that changes who pays. Then get two or three itemized bids on the same scope, check HOA rules and permits, decide how you will pay, and schedule the work for a dry stretch.
A step-by-step plan
- Get the roof inspected with photos. You want evidence of the condition of every slope, not just a price.
- Check for storm damage. If hail or wind is involved, read your policy's deductible and roof settlement terms before filing. A claim may cover replacement minus the deductible, depending on the policy. Georgia law forbids a roofer from paying or waiving your deductible.
- Get itemized bids. Compare tear-off, decking price per sheet, underlayment, leak barrier, drip edge, flashing, ventilation and the shingle line, not just the total. See how to choose a roofing contractor in Georgia.
- Read the contract. Georgia lets you cancel a residential roofing contract that depends on an insurance claim if the claim is denied; the contract should explain how and by when.
- Handle approvals. Many subdivisions require HOA approval of the shingle color, and most jurisdictions require a permit; see HOA roof approval in Georgia.
- Plan payment. Cash, insurance proceeds, financing or a home equity line. A typical North Georgia replacement runs roughly $8,000 to $16,000. Ask when the deposit and final payment are due.
- Prepare the house. Move cars, take fragile items off walls, and plan for pets and a noisy day.
Red flags
- A large cash deposit before materials are ordered.
- Pressure to sign the same day as the inspection.
- Any offer to cover or rebate your deductible.
- A request to sign over your insurance proceeds right after a declared disaster, which Georgia law restricts.