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Scope of Work: Framing and Roofing For A Multi Family Home in Baltimore

Apartment Building in Fells Point

Scope of Work: Framing and Roofing

In Spring of 2018, Four Twelve was hired to perform demolition, roofing and framing work on a 6-unit apartment building in Baltimore City’s Historic Fells Point neighborhood. A couple of investors purchased the building, with the intent to turn it into a multi-family investment property and were looking for a house framing contractors. We happened to be able to provide framing contracting services as well as roofing contracting services and were hired for the project.

Here is an image from Day 1, showing the Four Twelve team in the midst of tearing off the original roof of the building. When performing historic restoration in Baltimore, oftentimes you run into hairy projects like this, with layers upon layers of the old roofing membrane, sheet metal, and plank boards dating back to the original construction of the property. Four Twelve’s internal team is experienced in working on large scale projects like this, within old homes of Baltimore City. This led to a safe, quick and effective removal and installation of a new roof on this property to start construction.


As an Owens Corning preferred contractor, Four Twelve is well versed in shingle and flat roof installations. This project had both shingle roofs and flat roofs, which led to the complexity of the installation. Additionally, Four Twelve was asked to install a new plywood deck on top of the original roof plank boards.

For the shingle roof, Four Twelve installed synthetic underlayment and 25 year Estate Gray Supreme Owens Corning shingles. For the flat roof planes, Four Twelve installed 15 year, Owens Corning DeckSeal self-adhering membranes. Below are photos of the roofing installations in progress on this multi-family roofing project. For both roofs across the house, Four Twelve installed historic galvanized, half-round gutters and full-round galvanized downspouts to help the homeowners and investors attain their CHAP, State and Federal Historic Tax Credits through the construction process – something that is very important when renovating in Baltimore City or Baltimore County.


Following the execution of the roofing scope, Four Twelve rolled into the framing portion of the work on this old apartment building. Below is the lumber package arriving on Day 1. We would have walked it down from the lumber supply house – but we’d rather save our energy for the actual building of the house!


Four Twelve provided turnkey assistance to the investors and owners of the property – ordering the lumber package and performing a turnkey installation. Constructing everything from stud walls, ceilings and floors – to setting staircases, hand-railings, windows and exterior doors, as well as returning at the end of the project to install bulkheads for HVAC systems and ensure that the building was ready for drywall, through adding additional framing blocking for other contractor to use during their installations. At Four Twelve, this is something we pride ourselves on – offering a service that takes you from Day 1 of your journey (whether it is framing or roofing) and delivering you to the end, without hassle of ordering labor or material – but letting our crews take care of the installation and insuring it is done accurately and quickly.

To execute the framing on this ~5,000 square foot project, it took our team 2-3 weeks.


This was a great project for the company. We like tackling larger restoration projects, with interesting design elements, that positively impact our community. As Baltimore City locals, Shea and Sam (Four Twelve’s owners), particularly enjoyed playing a role in seeing this project come to life. The owners experimented with an interesting design – from cathedral ceilings and collar ties, to flat framed walls to gain more space in order to work within the confines of the Baltimore rowhome (not an easy framing project, but one that we are accustomed to).

Below is a photo of Four Twelve’s framing team, installing the cathedral ceilings requested by the property owners for the top floor bedrooms of the apartment building – a feature that added some great character to the design and ultimately yielded a great end-product.

Four Twelve Roofing | Framing Contractor Baltimore MD
Framing Contractor Baltimore MD

Our Estimating Process | Four Twelve Roofing

“What is the estimate process at Four Twelve Roofing?”

When our sales reps come to your home, what should you expect?

Today we’re digging into this. Everything you need to know about our
estimates and site inspections, which have made our company best-in-class
in the Baltimore Metro Area for residential roofing.


1. Creating a Lasting Solution

When we visit a client’s home, we inspect the whole roof system, free of charge. We want to ensure that every client walks away, feeling educated about their roof system. With a comprehensive plan on how to repair and maintain their roof, for the lowest cost, over the lifetime of homeownership. As a part of this commitment, we inspect gutters, drip edge, penetrations and other roof faces – on top of the areas that are proving immediately problematic.

2. Getting on the Roof

We get on the roof, every single time.

Call us old-fashioned, but there is no substitute for walking a roof and having an expert inspect it with their own two eyes, whether it is pitched or flat roofing. Part of this process is taking photos and videos, to illustrate roof performance, and sharing these with our clients. Drones and satellite photographs are great for measuring, but when it comes to figuring out the true story – we prefer having one of our pros walk your roof.

3. Photos and Videos

How many people have ever been on their roof?
The answer is .. not that many.

For this reason, at every roof inspection we take up to 20-30 photos and videos to best document the state of your roof. We want to show you what it looks like from afar, up close, all the geographical features (chimneys, skylights, vent pipes, you name it!) Our goal is to impart upon you all of our expertise and apply it to diagnosing every facet of your roof, so that we can figure out a maintenance plan together. And when we’re done, we can share these photos with our clients upon request.

4. Same Day Estimates

After getting off your roof, our sales reps go to their mobile office and put together a proposal. We never leave a job site without putting paper in our clients’ hands. Contractors are notorious for being slow to respond. We don’t want to be like the rest – we are determined to provide something better – and part of that is giving you a price the day we visit your home.

5. Pricing Options To Suit Your Needs

Roofing is not black or white, it is shades of gray. What we mean, is that you always have options, when it comes to repairs or maintenance on your roof. At Baltimore Roofing Company, we put together options that help your wallet and options that deliver the best quality product available. For every client, we have a solution for you.

6. Respectfulness and Cleanliness When In Your Home

When one of our team members enters your home, it is company policy to wear protective shoe coverings. We may have to step on toys and blankets to get a look around, and we want to keep our construction life separate from your home life. Also, we are grateful for every one of our clients’ business. You will never be pressured into buying product the day we come to your home. No exploding offers. No same day discounts. We want to help. And part of that is creating a roofing solution that is going to last you the life of your home. Check What Others Are Saying About Our Services!


Call Four Twelve Roofing Today for a FREE ESTIMATE
Dedicated to Providing Something Better.
Baltimore’s Local, Trusted Roofing Contractor.
(410) 989-7343

Baltimore HeatMap

UPDATED HEAT MAP (SPRING 2018) | Four Twelve Roofing

In Winter of 2018, we put together our first Heat Map – showing all of our ongoing and recently completed projects.

With this business, things are evolving and growing quickly, so 3 months later – here is an updated Heat Map – a snapshot of all the projects Four Twelve Roofing has taken on across Baltimore this Spring. We have included our custom home project as well as those for roofing in Baltimore as well.

a map of baltimore, md


To provide some additional insight, below we have provided some color commentary regarding the blue dots you see above:


We are now doing business as Four Twelve Roofing – having hired additional sales, marketing and production staff to take on new projects. Since last month’s wind storm, Four Twelve Roofing has taken on a number of leads and performed nearly a dozen roof replacements in Baltimore County and Baltimore City. Below is a photo of a roof replacement job in the Remington neighborhood of Baltimore City.

photo Roofing Contractor Baltimore


Four Twelve has been working for the past month with a group of young investors in Fells Point on a renovation of an 8-Unit apartment building near Patterson Park. For this job, we have already performed the roofing and the framing portions of the project. We will also be performing additional trades up through paint and drywall. Below are some before and after photos of the roof work that took place.Image of before and after of the Roof


Another exciting project to spotlight was a 3rd story addition we built for a young family on the Northeast side of Patterson Park. For this project we framed the addition off the existing 2nd story roof and then performed the roofing and siding work. Below are some in-progress photos of this project.

picture of expert roofing contractor in Baltimore

If you or anyone you know has projects on the horizon, in Baltimore City, Baltimore County, or in the surrounding areas we would love if you thought of us. Check What Others Are Saying About Our Services!

Feel free to visit our website and submit a contact form. Whether you need roofing, gutter, skylight and other essential property renovation services,  you may contact us at (410) 989-7343. You may also visit us at 10 E North Ave, Baltimore, MD 21218 for a personal consultation!

We’ll be happy to come visit your home and see if we can be of any assistance 🙂

The Four Twelve Team


Four Twelve is a constantly growing and improving Baltimore roofing contractor.
And with the increase in projects, including but not limited to roofing, siding, skylight, and gutters,  we have also brought on some fresh faces to step our company up to the next level.

Baltimore – meet our newest hires!


Vicky has been with the team for about 1 month now, working as Four Twelve’s Office Manager. Vicky is the new voice of Four Twelve Roofing – onboarding clients from the moment they call our office and ensuring customer satisfaction throughout their job. At the young age of 23, she has 6 years of work experience and is an absolute rockstar. She also brings a female presence to the office – something much needed in the world of construction! We are thrilled to have her and excited to watch her grow within the company.

Fun Fact about Vicky:
-She is a veritable animal whisperer, who grew up with 3 dogs, 2 cats, 2 parrots, a litany of turtles, an iguana, hamsters and many more house pets that we can’t even keep track of.

a photo of four twelve team member


Andy is the other newest, most exciting piece of the Four Twelve equation. Transitioning out of owning his own handyman company, where he built a brand known for its attention to detail, customer service and reliability – Andy is joining our sales staff, where he will be assuming leadership of new projects and becoming the primary point of contact for a large amount of our jobs. Andy hails from Wisconsin – the land of cheese, beer and smiles. He is incredibly knowledgable in homebuilding and works tirelessly to make sure his clients are satisfied. For this reason, we are thrilled to have him on the team. His approach to business is well-aligned with the brand we are building here at Four Twelve.

Fun Fact about Andy:
-Andy used to work as a cheese salesman in Wisconsin. His highest selling product during this stint was the dessert cheese fudge (yum yum..!)

The Four Twelve Team


A Letter To Our Clients

When growing a business, entrepreneurs are forewarned that it is going to be hard work. Late nights, sacrifice and less time with significant others. Fortunately at Four Twelve Roofing, we have built a team that takes pride in our work – whether it be laying a row of shingles, sweeping up a driveway or anything that concerns roofing, gutter, siding, skylights, and other property improvement services.

When you take pride in what you do, all the sacrifices fade into the background. And the thing that now brings us the most pride, is completing a project and shaking hands with a satisfied client.

There is a quote that comes to mind, “Far and away the best prize that life has to offer is the chance to work hard at work worth doing.” As we have built this business, we have seen that through our work, we can truly help people. To us, this is work worth doing.

We are writing this letter to let our clients know how much we appreciate them. Serving our clients is what keeps us up late into the night, drives us to deliver a quality product and what allows us to keep doing the thing that we feel most passionately about – being a part of quality construction projects that improve the city of Baltimore.

We look forward to continuing to serve you.

Shea and Sam

Baltimore Insurance Claims Roofing


Two weeks ago, a wind storm hit Baltimore. When storms come to town, there is damage to real estate. And no place gets hit harder than your roofing in Baltimore, MD.

If your roof is missing shingles, or you see roof material that has blown down onto the sidewalk, you have a valid claim for a roof replacement. Every property owner should know this.

As a Roofing Contractor, part of our job is to understand the insurance process, and to help our clients navigate this process. For this reason, Four Twelve put together The Property Owner’s Guide to Navigating a Roof Insurance Claim. Homeowners and business owners alike – if you own real estate – this guide is a must read.


image of four twelve roofing helping the community Baltimore

We Are Your Expert Roofing Partner Here in Baltimore County


Roof Replacements can range in cost from $5,000 – $40,000+ for homeowners in Baltimore City and Baltimore County. So if you see damage to your roof structure, it is in your best interest to file a claim. You may be able to get your insurance to pay for a new roof, as opposed to paying the full cost, out of pocket 5 years from now.


Across our community, there is some confusion about Step 2. Insurance providers and homeowners’ natural inclination is to shop around for the best price from contractors. When doing your kitchen or bath, yes – this makes sense. But let us shake some new knowledge into your head. Insurance claims are a different game. When it comes to Roof Insurance Claims – Price DOES NOT matter.

As a homeowner, you want to know 2 things when hiring a contractor for an insurance claim:
1) Have they done any insurance claim work (ask them for examples, references)?
2) Can they commit to replacing your roof, for the cost of your deductible? If they say yes, get this in writing and sign a contract with them to represent you through the process. If you’d like a sample contract, reach out to Four Twelve and we can share with you our template.

No matter where prices fall out, know that you as the homeowner have the final say – in that you tell your insurance company who you’ll be working with. And for this reason, you should be focused on finding a contractor who does quality work, has experience working with insurance and who can commit to replacing your roof for the cost of your deductible.

Insurance fraud is common in the world of storms and roofing. Any roofing companies who tell you that they can lower their deductible or pay you back your deductible, is committing fraud. If you engage in this, you could be liable and exposed to criminal charges, even if you did so unknowingly. So be careful.


Contact your insurance company and open up a claim for storm related damages. Tell them you would like an adjuster to come out to the site and create an estimate for repairs. If you are signed on with a contractor, they should be able to handle this process for you.

At this point, you should have selected a contractor, based on the criteria above (roof replacement for the cost of my deductible). You will want to know from the adjuster, when they will be coming to your house to create the estimate. It can be helpful in expediting the process, to have your contractor meet the adjuster on site for their 1st meeting. The adjuster’s estimate for damages will be incredibly low compared to the actual cost of the work. This is where your contractor can help tremendously, in negotiating with the adjuster on your behalf. This negotiation can go on for a long time, but if your contractor is present at the 1st meeting it can speed things along.


As I mentioned above, your adjuster’s estimate will be a lowball offer. They will either exclude items or put low dollar values on replacement costs. Never accept the 1st offer from an adjuster. Their 1st offer is not the final take it or leave it price, ever.

When the adjuster’s estimate comes in your email, your contractor should negotiate on your behalf. Their goal is to get enough money to repair your property, in a quality fashion, while only having you as the homeowner on the hook for your deductible. If you are paying out of pocket on top of your deductible – your contractor is not doing their job.

The adjuster will prepare their estimate through a software program called Xactimate. This is the universal software program for insurance claims. You want a contractor who works in Xactimate as well. This way the insurance company has no excuses. An “apples to apples” comparison is what the insurance company will look for in determining whether a contractor’s claim is legitimate and professional.


After the negotiation between your contractor and your insurance provider, you should sit down with your contractor and clarify the final scope of work. The contractor may have gotten certain damages funded and certain damages not funded. Based on the money they received, they should have a good idea of what is being replaced and what cannot (based on the funding). You will want to finalize this scope of work, and have it inserted into a formal contract, which you and your contractor sign and agree upon.

After this, you are free to proceed with the work. We wish you luck in this process and hope this guide is helpful. If you have any friends or colleagues, who are in need of insurance clarification – please, share this article with them or refer them to Four Twelve to help with their roof insurance claims and we promise to take care of them.

Four Twelve is dedicated to providing a better offering to the community of Baltimore and we want you as homeowners and business owners to be better informed about how to protect your investments – hopefully through putting the teachings of this article into practice. When it comes to roofing, gutter, skylight, and property renovation needs, you can contact us for help. You may also visit us at 10 E North Ave, Baltimore, MD 21218 for a personal consultation. Contact Us Today! 

Call Four Twelve Roofing Today for a FREE ESTIMATE
Baltimore’s Local, Trusted Roofing Contractor.

(410) 989-7343