Replacing a Roof? Here are some things to consider!

Replacing the roof: Many people do it only once, if at all, in their tenure as the owner of a home. For that reason alone—simply because it’s unfamiliar—re-roofing can be a daunting prospect. Aside from the stress of hiring a contractor, there are new terms to learn and tough decisions to make. Then, of course, there’s the financial dimension: A major home improvement job, roof replacement typically costs thousands of dollars, enough to make any budget-conscious homeowner hesitate. When you dig a little deeper, though, you begin to understand that replacing the roof doesn’t just take money out of your pocket; the upgrade often adds considerable value to the home. Upon resale, owners typically recoup more than half of the amount they invest in a new roof.  Still, anxiety comes with the territory whenever you undertake a high-price-tag project, even if the component at issue serves a vital purpose in safeguarding the integrity of your home.

Certainly, more glamorous home improvement projects exist, but there may be none more essential than securing a sturdy, impervious roof. Besides keeping out the weather and preventing water damage, a sound roof offers a suite of less obvious benefits, including but not limited to improved energy efficiency and curb appeal. It’s a “functional upgrade.”. Simply put, a newly roofed house performs better, generally speaking. The variable here is that hiring and working with a reliable contractor are key to success. Everyone has heard horror stories of amateurish crews doing a slapdash job (or not even completing the work). You can avoid such terrors by asking a series of simple questions at the outset of your relationship with a given pro. Unless you are an ambitious do-it-yourselfer handling it all on your own, the quality of your new roof largely depends on the people you entrust with the task at hand. So, before spending a penny, make it your business to find out the details of how contractors conduct their business. In your interviews, be sure to hit the following topics.

1. BUDGET

 

Is the estimate comprehensive? It’s one thing to invest thousands in a new roof. It’s another to shell out much more than you were prepared to spend. Do yourself the favor of reviewing estimates in full, rather than skipping to the section that specifies the project total. Keep an eye out for anomalies, but just as important is to walk away if you encounter an estimate that doesn’t seem complete. Give seriously consideration only to written estimates that factor in all costs, from the permits and inspections on down to the fasteners and flashings. In addition, look for allowances made to cover miscellaneous unexpected expenses, such as the repair of the plywood sheathing beneath the shingles. Everyone knows the old adage, “If it sounds too good to be true, it probably is.” That wisdom certainly applies to estimates, but equally suspicious is any contractor who isn’t willing to explain an estimate in depth.

2. MATERIALS

 

What materials are going to be used? You get what you pay for. While that’s true in virtually every home improvement project, it’s never truer than in roofing. Often, when a roof fails prematurely, sub-standard shingles are to blame. Cutting corners simply doesn’t work. In fact, you’re likely to spend more over the long term if you try to scrimp at first. Explain your quality concerns to the contractors on your radar, and in turn, expect each to offer insight into your options. Before work begins, get a materials specification in writing. Then later, once the materials have arrived, double-check that they match what was agreed. In general, be wary of any contractor who does not recommend the best. Re-roofing can be as much about aesthetics as it is about performance, if you have the help you need to make the right choices.

3. INSTALLATION
What methods does the installer plan to employ? To save you money in the short term, some contractors may suggest applying new shingles directly over the existing layer. Cutting a step out of the process may be enticing, but there are compelling, legitimate reasons to pursue the correct order of operations. Basically, shingles are more secure when fastened directly to the roof deck. In addition, removing the existing roof materials brings about the valuable opportunity to inspect the roof deck. Ignore the opportunity, and it may only be a matter of time before currently concealed issues make themselves known in the form of extensive, expensive water damage. That’s why, in every re-roofing job it undertakes, Sears Home Services strips away the old shingles to reveal the underlying sheathing and, if necessary, repair it. Before applying the new shingles, installers add an ice-and-water shield to protect against ice dam damage. Along the way, important accommodations are made for adequate attic ventilation. The wise course is to hire a contractor eager to do not the easiest thing, but what’s best for your home.

4. LIABILITY
What happens if something goes wrong? When the average homeowner hires out a roof replacement job, he or she does so on the assumption that final responsibility for the project now falls to the professional. The harsh reality is that, while most provinces and municipalities place reasonably strict requirements on contractors, not everyone in the industry follows the letter of the law. That means it’s in your best interest to confirm that your contractor has bonding and insurance certification, in addition to the relevant licenses. One virtue of choosing a larger, firmly established company is that in addition to foremen and workers, there are team members focused not on the construction work, but on the paperwork. That way, you can enter into the project with peace of mind, fully confident that you’d be protected in a worst-case scenario. Most small, local contractors are licensed, insured, and bonded, but before hiring one, triple-check that you wouldn’t be liable for any accidents.

5. WARRANTIES
How long can the new roof be expected to last? Typically, asphalt shingle roofs last for about 15 to 18 years in our climate.  There are, however, different grades of shingles. For instance, the Owens Corning shingles come with a guarantee of problem-free performance for a full 50 years. Of course, if the shingles were improperly installed, even a generous product guarantee would be of little help to the homeowner.

Very few local contractors offer warranties on their workmanship. Hire well, and you can expect your chosen roofer to get the job done on time and on budget.

Other home improvements are purely elective, but roof replacement is something different. It’s not so much a choice as it is an essential step forward in defending the structural integrity of your home, while giving a tremendous boost to its resale value. Don’t just flip open the yellow pages and settle on the first company listed. Instead, do your due diligence, ask good questions, and devote thought, care, and attention to your section of whom you trust to put a roof over your head.

New Mortgage Rules Could Dramatically Affect Your Home Sale or Purchase in 2016

Changes to the amount of downpayment required for homes purchased over $500,000 were announced today.

 

Effective Feb 15, 2016,   down payment requirements for the purchase of a home will increase to 10% for the amount over 500K.  Up from the minimum of 5% formerly required

As an example a home sold for $700K  will require a minimum down payment of 5% on the first 500K  ( for a total of $25,000.00) and 10% on the remaining balance of $200K ( an additional $20,000.00) for a total minimum down payment of $45,000.00.   Today and up until the 15^th of February, 2016, the down payment is $35,000.00 (the old requirement of 5%).

I fully expect that institutional lenders and banks may get a jump start on this process and they may change their minimum requirements earlier.

 

Contact me today for up-to-date market information or a free Home Value Report.

HOME SALES UP NEARLY 10% IN NOVEMBER IN WATERLOO REGION!

 

Homes sales through the Multiple Listing System (MLS®) of the Kitchener-Waterloo Association of REALTORS® (KWAR) in November were up 9.8% compared to November of last year.

A total of 413 residential properties sold last month compared to 376 in November 2014. Residential sales in November included 254 single detached homes (up 10.0% from last November), 22 semi-detached (down 31.2%), 33 townhomes (down 15.4%) and 99 condominium units (up 37.5%).

2015 is just about wrapping up and we’ve had an incredible year for home sales in the Region. With the CMHC forecasting steady mortgage rates and stronger employment in the Region into 2016 we look forward to continued demand for housing in Waterloo Region.
Single detached homes in November sold for an average price of $412,581 an increase of 8.2% compared to last year. The average sale price for a condominium was $225,341, an increase of 7.3%, while townhomes and semis sold for an average of $313,015 (up 13.8%) and $257,955 (down 1.9%) respectively. The average sale price of all residential sales through the KWAR’s MLS® System increased 6.7% to $350,703 compared to November 2014.

Waterloo Region remains an affordable place to buy a home in comparison to our neighbours in the GTA, REATLORS® in this Region advocated passionately on behalf of homeowners to bring a stop to the proposed Municipal Land Transfer Tax (MLTT) in order to keep the dream of homeownership affordable for everyone in the Region. We were very pleased that the Minister of Municipal Affairs and Housing confirmed earlier this week that the government will not give municipalities the ability to charge a MLTT.

Contact me today for a Free Home Value Report!

How To Remove a Popcorn (stimpled) Ceiling Finish

Ceiling with textured "popcorn" finish

Textured popcorn ceilings went out of style years ago, but many older homes—and some new ones—still have them. While taking down a textured ceiling is not that difficult, it is a messy job that requires hard work and special safety precautions.

Hazards

There are two potential problems that can turn removing a textured ceiling into a DIY nightmare:

• Asbestos: Acoustic texture manufactured before 1980 may contain asbestos and should be tested before being removed. While it doesn’t pose a health risk if left in place, removing a ceiling containing asbestos can stir up the fibers and cause them to become trapped in your lungs. More information about the dangers of Asbestos in Your Home can be found on the Environmental Protection Agency website.
• Painted Ceiling: Another potential problem that can make removing a popcorn ceiling much more difficult is if paint has been applied over the texture. This prevents the texture from absorbing water, which is necessary to loosen the material. While a painted textured ceiling can be removed, it usually requires the application of a chemical stripper to breakdown the paint barrier.

To determine if either of these conditions applies to your ceiling, combine a few drops of liquid dishwashing soap with warm water in a hand sprayer. Lightly spray a small spot in an inconspicuous location, and wait a few minutes for it to absorb the water. If the water will not soak in, the ceiling has been painted. Otherwise, the texture should come off easily.

Obtaining a sample of ceiling texture to test for asbestos.

To test ceiling texture applied before 1980 for asbestos, use a putty knife to scrape a small amount into a sealable plastic bag. If you’re concerned about the possible health risks involved in taking the sample, a testing service can be hired to come out and take it for you.
Send the sample to an approved testing service to see if it contains asbestos. To find a testing service in your area, contact the state environmental or health office. A directory of state offices can be found on the EPA website.
If the material is found to contain over 1% asbestos then by law you can not remove it yourself and will need to contact a professional asbestos removal company or leave the ceiling as is. Even if it doesn’t contain asbestos, it’s important to wear an appropriate dust mask or respirator when removing the ceiling.

Equipment

To do the job you will need:

• Plastic sheeting (2-3 mil for walls, 6 mil for floors)
• Rosin paper
• Painter’s tape
• Rags
• Putty knife
• Pump up sprayer
• Liquid dishwashing soap
• 6” or wider floor scraper
• Mesh sanding pad with handle
• Drywall joint compound
• Drywall joint tape
• Dust mask or respirator
• Coveralls
• Eye protection

Cover electrical outlets with plastic before spraying ceiling

Preparation

Removing a textured ceiling is a messy job so good prep work is important to keep from damaging your walls or floor and to make clean up easier.

1. Remove all furniture from the room.
2. Turn off the heating or cooling system and close any vents. Ceiling vents should be removed and covered with plastic.
3. Turn off the power to the room and remove any ceiling lights or paddle fans.
4. Cover wall outlets and switches with plastic, sealing them with painter’s tape.
5. Cover the floor with plastic, extending it a foot up the wall and attaching it with painter’s tape.

Cover floor with plastic before spraying ceiling, and secure to walls with painter's tape.

6. Run painter’s tape on the wall around the ceiling along the walls and attach the 2-3 mil plastic sheeting to it, overlapping the plastic along the bottom of the wall.
7. To assist in clean up, cover the floor with rosin paper, overlapping the sheets and taping them together.

Run painter's tape around the walls next to the ceiling, and attach plastic sheets to it.

Getting It Down

Be sure to wear a dust mask or respirator and safety glasses, and keep the part of the ceiling you are working on damp to reduce dust.

Spraying textured ceiling.


8. If your ceiling wasn’t painted, fill a pump up sprayer with warm water and add 2-3 tablespoons of dishwashing soap per gallon of water.
9. Saturate a 4-6 foot square section of the ceiling with the solution. Wet it enough to loosen it, but not so much that it damages the drywall under the texture.
10. Wait 15-20 minutes for the solution to be absorbed by the texture material.
11. Use a floor scraper, or other wide bladed tool, to gently scrape away the popcorn texture. Be careful not to gouge the drywall or tear the drywall joint tape.
12. If the texture proves difficult to remove, spray it again, wait a few minutes, and try again.
13. Use a putty knife to remove any residual material as well as to get into the corners.

Using a scraper to remove wet ceiling texture.

Repairs and Finishing Touches

You’ll probably need to do some drywall finishing to the ceiling after the texture has been removed, including:

14. Hammer any visible nails or screws below the surface and cover them with joint compound.
15. Replace any damaged drywall tape and smooth out the joints with joint compound.
16. Once the repair work has dried, sand the ceiling with a long handled mesh sanding pad. Sand only to remove the high spots, as too much sanding will damage the ceiling.

Sanding the ceiling with a long handled, drywall sanding pad.

17. The final touch is to prime and paint the ceiling using latex ceiling paint.

A Great Workout

Removing that dated popcorn ceiling will save a trip to the gym by giving your arms and upper body a great workout. In addition to your bulging biceps, the smooth ceiling will add value in your house and make all the hard work worthwhile.