How to Handle Change Orders with a Shingle Roofing Contractor

1. Homeowners rarely plan for change orders when they budget a shingle roof project. Yet anyone who has torn off a few layers of old shingles knows surprises hide in the deck, the flashing, and the edges. Change orders are the mechanism that keeps a job honest when site conditions, code requirements, or owner decisions shift. Handled well, they protect both the homeowner and the shingle roofing contractor. Handled poorly, they turn a straightforward roof shingle replacement into a finger-pointing contest. I’ve managed and reviewed hundreds of roof contracts on houses ranging from simple ranches to sprawling multi-gable Victorians. The way you set expectations and document decisions around changes has more impact on cost and schedule than any product choice. What follows is the playbook I’ve learned to use, tightened by trial and error and grounded in the realities of roof shingle installation and shingle roof repair. What a Change Order Is, and What It Is Not A change order is a written amendment to the original agreement. It describes a new scope item or a modification to an existing one, the reason for the change, the cost or credit associated with it, and any impact on schedule. A good change order reads like a snapshot in time: what we agreed to then versus what we need now. It is not a blank check. It is not a casual verbal agreement shouted over a compressor. It is not a sneaky way to backfill costs that should have been included in the base contract. In shingle roofing, many change orders arise from hidden conditions uncovered during tear-off. Think rotted plywood near a chimney saddle, a misaligned fascia that prevents proper drip edge installation, or a skylight curb the crew finds too low to reflash safely. Others stem from owner-driven choices, like upgrading to Class 4 impact- resistant shingles after a hail scare or adding continuous ridge ventilation. You want a process that flags the difference between true scope change and a contractor’s estimating oversight. If a line item was clearly represented in the original scope and specification, that work should not become a change unless the condition differs materially from what was visible or reasonably expected. Building a Contract That Anticipates Change The cleanest change orders start with a clean base contract. The time to control hidden-cost risk is before the shingles arrive, while you and the shingle roofing contractor can still align on expectations. Start by insisting on precise language. “Replace roof” is not a scope. “Remove two layers of existing asphalt shingles, underlayment, and flashings down to the deck. Inspect sheathing. Install new synthetic underlayment, ice and water shield per code, new step and counterflashing at all walls, new drip edge, ridge vent, and architectural shingles per manufacturer specs” is a scope. Spell out dumpster placement, protection for landscaping, and the plan for weather events. Allowances and unit prices are your safety valves. Most contractors use a unit price for sheet goods because the extent of sheathing damage sits under the old roof. A realistic number might read “Plywood replacement at 5/8-inch, installed and fastened to code, including labor and fasteners: $85 to $125 per sheet.” Prices vary by region and lumber market. Clarify whether partial sheets will be billed proportionally and how small patches are handled. For shingle roof repair, unit pricing for step flashing replacement or linear feet of fascia often makes sense too. Include an allowance if you are undecided about accessories. If you want to evaluate premium ridge caps, copper flashings, or solar-powered vents during the job, assign a dollar amount as a placeholder. Allowances prevent time pressure from forcing a rushed decision and create a clean path for a change without renegotiating fundamentals. Finally, define the change order procedure in the contract. Require a written document for every change over a set threshold. Make it clear that no non-emergency work proceeds without a signed change order that shows price and schedule effects. Agree on who has signature authority, especially if there are co-owners. The Moment of Discovery During Tear-Off The most contentious change orders happen during the tear-off, when hidden problems become visible but the clock is ticking. I advise homeowners to be available, in person or by phone, during the first few hours of tear-off. If you cannot be present, set up a quick-response channel and ask for documentation in real time.

2. A competent shingle roofing contractor will stop the crew if they uncover something material. The site lead should photograph the issue, describe the risk of leaving it alone, and estimate the cost and time to correct it. If the issue relates to weatherproofing or structural integrity, ask them to map the consequences of deferring the fix. For example, a thin, spongy deck at the eaves will defeat nail holding and shorten the life of the shingles, even if roof shingle repair hallandale beach the roof looks seamless on day one. I have asked contractors to chalk the bad areas on the deck and let me walk it. Rotten plywood feels soft underfoot, and delaminated OSB crumbles at edges. Photos with a tape measure in frame help. The point is not to second-guess the crew, but to confirm the quantity. When 9 sheets turn into 18 sheets halfway through the day, you want a shared record of how we got there. Pricing Change Orders Without Drama Nothing sours trust like a change order that looks inflated. Use the contract’s unit prices as your anchor. If the contract did not set unit rates, benchmark with at least two of the following: past bids for similar work, a quick call to another local shingle roofing contractor, or a supplier quote for the material plus a realistic labor multiplier. The labor burden on a roof is not just hands on wood. It includes setup, safety, waste disposal, and job rhythm. A crew that has to stop, cut out a section, add blocking, and re- sheet will lose installation efficiency. Materials should be priced at market rates plus a reasonable markup. A markup in the 10 to 25 percent range is typical to cover handling and warranty risk. For labor, overhead and profit are standard line items. On small changes, a contractor may charge a minimum mobilization fee because the interruption costs them time. If you see a trip charge or a minimum two-hour labor block on a mid-project change, that is not unusual, but it should be proportional and explained. I often ask for a not-to-exceed amount when the quantity is uncertain. For example, “Replace up to 12 sheets at the agreed unit price, NTE $1,440.” If more than 12 sheets are needed, the contractor pauses for approval. This gives the crew a green light to proceed efficiently while protecting you from a runaway tab. Scope Creep Driven by Owner Choices Sometimes the owner is the source of change. Midway through a roof shingle replacement, you might decide to upgrade from a standard architectural shingle to a Class 4 impact-resistant shingle because insurance offers a premium discount. Or you may add a continuous ridge vent after seeing the old attic vents underperform. These are valid choices, but they change cost and schedule. Plan for the ripple effects. Upgrading shingles may require upgraded starter strip, ridge cap, and more nails per shingle. Impact- rated shingles can weigh more, which matters if your deck already had marginal spans. Adding ridge ventilation calls for cutting the ridge slot in the sheathing and swapping some of the box vents. The change order should enumerate every component, not just the top-line shingle. I also see requests to reframe a cricket behind a chimney, add copper step flashing on a front elevation, or install new skylights while the deck is open. The best time to do these is during the main roof job, but they are distinct scopes with their own failure modes. Demand product specs, flashing diagrams, and clear warranty language. Copper lasts, but it will highlight sloppy bends forever. Skylights need manufacturer-specific flashing kits and curb heights, or you invite leaks that look like roof shingle repair problems but trace back to the skylight. Handling Hidden Structure Issues In older homes, you occasionally find rafters that have twisted, sagged, or been notched improperly. You might uncover an over- spanned 1/2-inch deck that flexes between rafters, or discover skip sheathing on a house that previously carried wood shakes. Swapping to asphalt shingles over skip sheathing requires solid decking, which means a sheathing install across the entire roof, not a patchwork. These structural changes deserve a formal pause. Ask whether a building inspector needs to be called. Some jurisdictions will not pass final inspection if the deck thickness or ventilation does not meet current code. Your shingle roofing contractor should be conversant with local code. In many areas, ice barrier extends 24 inches inside the warm wall, which can translate to two courses from the eave depending on slope. If the original plan assumed one course and code demands two, treat the difference as a

3. change only if the contract did not require compliance. Personally, I write “all work shall meet current code” into the base scope so code compliance is not negotiated later. For structural repairs, get a simple sketch or photo set with measurements. The change order should say “sister two 2x8s to existing rafters at north eave, from plate to ridge, fasten per code” rather than “repair rafters as needed.” Vague language leads to vague results. Communication That Keeps Momentum Roof crews move fast in good weather. If your approval process lags, you create costly downtime and risk half-torn areas sitting through a storm. Decide in advance how decisions will be made if you are unreachable. Some homeowners authorize the site lead to spend up to a threshold for essential decay repairs without waiting for a signature, provided documentation follows the same day. Ask for a daily wrap-up, even a short one. A text with three photos and a note like “replaced four sheets at rear valley, added ice shield to 6 feet from eaves, chimney counterflashing fabricated” keeps you in the loop and gives you a time-stamped record. When disputes arise weeks later, those daily notes are worth more than polished after-the-fact summaries. Not all disagreements are about money. I have had homeowners panic at the sight of a shiny new drip edge color they did not expect. Edge metal, pipe boots, and vents have color choices. Confirm them before installation, and if a mistake happens, the change order should show a credit if the contractor supplied the wrong item and is replacing it. If the owner changes their mind after installation, it is a new scope with cost. Warranty Implications of Mid-Stream Changes Manufacturer warranties on shingle roofing are more sensitive to installation details than most owners realize. Modifying underlayment type, using non-matching ridge caps, or mixing components from multiple brands can void enhanced warranties. If you are buying an extended system warranty, the change order must confirm component compatibility and the installer’s certification status. For workmanship warranties, changes that add complexity, like new skylights or custom flashing transitions, should explicitly fall under the contractor’s workmanship warranty terms. If a plumber or HVAC technician penetrates the new roof later, your shingle roofing contractor may exclude warranty coverage around that penetration. Keep a record of who touched what. I advise homeowners to request an updated warranty letter at the end that lists final installed products and any changes. It makes future roof shingle repair straightforward when the installer or a subsequent contractor knows exactly what was put down. Insurance, Financing, and Lender Considerations If your project involves an insurance claim, the change order must align with the insurer’s scope of loss. Upgrades beyond the insurer’s approved scope are your responsibility unless you secure supplemental approval. Document code-required upgrades with citations and photos. Carriers commonly approve ice barrier, drip edge, or ventilation upgrades if the old roof lacked them and local code requires them now. For financed projects, lenders often require approval before increasing the contract amount. A small change paid out of pocket is simpler than reopening loan documents mid-project. If the change is material, talk to your loan officer early. Some lenders allow a contingency budget line. If yours does, make sure change orders draw from that line before tapping into personal funds. When to Push Back Not every proposed change belongs on your tab. A change driven by the contractor’s estimating error should be absorbed by the contractor. Common examples: forgetting to include ridge cap in the base bid, omitting pipe boot replacements, or pricing to re- use existing flashings when the contract already says “all new flashing.” The test is the contract language and what was visible. If a third-layer tear-off surprises both parties but the attic inspection was blocked and the contractor documented their limited access, a change is fair. If the bid assumed one layer without asking and you disclose a prior reroof, that is on the contractor.

4. I once reviewed a change for “premium valley installation” that appeared after the crew had already installed open metal valleys, which were clearly specified in the original proposal. That charge went away. Another time, a contractor tried to charge a full day to replace two sheets of plywood. The unit price in the contract made that an easy conversation. Pushing back works better with facts than frustration. Refer to the contract, show the photos, and ask the contractor to explain how the condition differs from what was reasonably discoverable at bid time. Good contractors value clarity and will adjust. Keeping the Paper Trail Simple and Useful Change orders should be readable. Each one needs a unique number, a date, a short description, supporting photos or drawings if relevant, a breakdown of cost, and a line stating the revised contract total and schedule impact. Signatures from both sides seal it. Store everything digitally. Future you will thank present you when selling the house or troubleshooting. Ask your shingle roofing contractor to consolidate same-day changes into one document if they relate to the same area. Five micro changes for “replace one sheet, add 8 feet of drip edge, upgrade boot, add diverter” clog the process. One integrated change prevents missed signatures and duplicated mobilization charges. Working With Weather and Schedule Shifts Change orders often pivot the schedule. Reframing a sagging section or waiting on special-order ridge vents can push the finish date. Weather compresses the margin. A smart contractor stages the job so critical waterproofing steps land early each day. If a change forces a pause, negotiate temporary protection. High-quality synthetic underlayment and taped seams hold better than old felt when a storm blows in. Ice and water shield at vulnerable areas provides insurance. I ask for an updated schedule whenever we sign a change that adds more than half a day. You are coordinating your life around this project: pets, cars, kids, and neighbors all feel it. A contractor who communicates schedule honestly wins referrals more than a contractor who overpromises. A Real-World Example A two-story colonial with multiple dormers had a base contract that included tear-off, synthetic underlayment, new aluminum step flashing, ridge vent, and architectural shingles. The contract also set unit pricing for plywood at $95 per sheet and included a line, “all work to meet current building code.” During tear-off, the crew found that the front porch roof, tied into the main roof with a shallow pitch, had three layers of shingles and rotted decking at the transition. They also discovered the original lead step flashing at a sidewall had been face-nailed by a previous repair, leaving holes. The site lead called the owner, sent nine photos with a tape measure laid across the soft area, and sketched the transition where the pitch change required a wider ice barrier. The proposed change order listed 8 sheets of plywood, 6 additional linear feet of ice and water shield due to the low slope area, and new counterflashing at the sidewall. The homeowner approved a not-to-exceed on plywood for 12 sheets. Once opened, the crew replaced 10 sheets, still under the NTE. They added a continuous kickout flashing where the sidewall met the eave, a detail missing from the original build. Because kickouts were already in the base scope, the contractor did not charge extra for that piece. The insurer later reimbursed the additional ice barrier as a code upgrade because the contractor provided the code citation. The job finished one day later than planned due to the carpentry, with the roof fully dried-in each evening. That project went well not because nothing went wrong, but because the change order process was clear, fast, and document- driven. Special Cases: Repairs Versus Full Replacement Change orders on shingle roof repair behave differently than on full replacements. Repair calls often begin with incomplete information because you are chasing a leak. Opening up a valley or a chimney saddle can reveal a larger failure. In repair work, it

5. helps to establish a diagnostic budget. Authorize a defined amount for discovery, with the understanding that you will reassess once the target area is open. I encourage homeowners to prioritize scope clarity in repairs. “Fix leak” is not a scope. “Open 6 linear feet of valley at north slope, replace valley metal with 24-inch open valley flashing, install ice shield 18 inches on each side, re-shingle and seal” is a scope. If the contractor finds saturated sheathing, the unit pricing from your standard sheet replacement applies. For very small repairs, where issuing a formal change order feels disproportionate, a signed work order with the same elements may suffice. Keep the habit of photographing before and after, especially around flashings, vents, and skylight perimeters. Choosing a Contractor Who Handles Changes Like a Pro A skilled shingle roofing contractor will bring up the change process during the sale, not hide it in the fine print. They will offer realistic unit prices, show sample change orders, and talk through common hidden conditions in your region. In snowy climates, they will discuss ice dams and eave protection. In hail-prone areas, they will explain how impact-rated shingles affect nailing patterns and accessories. In older neighborhoods, they will warn about odd deck substrates, like plank boards with gaps that need full overlay. Ask them how they document hidden decay. Ask them how they price crane or lift time if access is tight. Ask how they handle soffit ventilation retrofits once the deck is open. Their answers reveal whether they run a job with discipline or by improvisation. The Homeowner’s Shortlist for Smooth Change Orders Use the following short checklist to keep your project on track. Put unit prices for likely hidden work in the contract, including sheathing, fascia, and flashing. Require written, photo- backed change orders with cost and schedule impact before non-emergency work proceeds. Be available during tear-off and insist on quantity verification for decay. Track product compatibility for warranties when upgrading shingles, underlayments, or vents. Keep a daily record of progress and changes, and consolidate small changes into single documents. Final Checks Before You Pay the Last Dollar At the end of the job, reconcile every change order against the final invoice. The revised contract total should equal the base price plus or minus each signed change. Walk the roof visually from the ground and, if safe, from accessible upper windows. Look for color consistency in ridge caps, straight courses, properly set nails on exposed accessories, and sealed penetrations. Review close-up photos of areas you cannot see, like valleys and behind chimneys. Confirm that any changes involving code upgrades are documented for insurance or resale disclosure. Ask for the updated warranty paperwork, the manufacturer shingle registration if applicable, and copies of material receipts for changes, especially if you negotiated a cost-plus structure on hidden decay. Store them with your home records. If you ever sell, a tidy change order file signals to buyers that the roof was done professionally, not patched haphazardly. A shingle roof should last 20 to 30 years depending on product, installation quality, and climate. The best way to preserve that lifespan is to address the real conditions you find during construction, without guesswork and without games. That, at its core, is what change orders are for: bringing the plan back into alignment with the reality on your deck, one clear document at a time. Express Roofing Supply Address: 1790 SW 30th Ave, Hallandale Beach, FL 33009 Phone: (954) 477-7703 Website: https://www.expressroofsupply.com/

6. FAQ About Roof Repair How much should it cost to repair a roof? Minor repairs (sealant, a few shingles, small flashing fixes) typically run $150–$600, moderate repairs (leaks, larger flashing/vent issues) are often $400–$1,500, and extensive repairs (structural or widespread damage) can be $1,500–$5,000+; actual pricing varies by material, roof pitch, access, and local labor rates. How much does it roughly cost to fix a roof? As a rough rule of thumb, plan around $3–$12 per square foot for common repairs, with asphalt generally at the lower end and tile/metal at the higher end; expect trip minimums and emergency fees to increase the total. What is the most common roof repair? Replacing damaged or missing shingles/tiles and fixing flashing around chimneys, skylights, and vents are the most common repairs, since these areas are frequent sources of leaks. Can you repair a roof without replacing it? Yes—if the damage is localized and the underlying decking and structure are sound, targeted repairs (patching, flashing replacement, shingle swaps) can restore performance without a full replacement. Can you repair just a section of a roof? Yes—partial repairs or “sectional” reroofs are common for isolated damage; ensure materials match (age, color, profile) and that transitions are properly flashed to avoid future leaks. Can a handyman do roof repairs? A handyman can handle small, simple fixes, but for leak diagnosis, flashing work, structural issues, or warranty-covered roofs, it’s safer to hire a licensed roofing contractor for proper materials, safety, and documentation.

7. Does homeowners insurance cover roof repair? Usually only for sudden, accidental damage (e.g., wind, hail, falling tree limbs) and not for wear-and-tear or neglect; coverage specifics, deductibles, and documentation requirements vary by policy— check your insurer before starting work. What is the best time of year for roof repair? Dry, mild weather is ideal—often late spring through early fall; in warmer climates, schedule repairs for the dry season and avoid periods with heavy rain, high winds, or freezing temperatures for best adhesion and safety.