Should I Have My Flint Roofer Do a Complete Tear-off or Shingle Overlay?

You know your roof is overdue for some much needed attention and like most people, the reason you've put it off for so long is because having a roof redone is no small expense. Like with anything else, the old adage "you get what you pay for" holds especially true with regard to roof repairs. In this article, let's take a look at the cost and potential savings associated with doing a complete shingle tear-off and reinstall, or just a shingle overlay.

It's always tempting to overlay old roofing materials with new because of that initial savings in labor it would otherwise cost to do a complete tear-off. The price difference can be as much as a few thousand dollars depending on the size and difficulty of your roof installation. But if you intend to hold on to your property for 10 years or more, that initial savings will be eaten up when you have to replace your roof again prematurely.

Two overlays are allowed per most municipality codes, but it's important to understand that manufacturer warranties are made void with an overlay. This is because installing an overlay reduces the life of your shingles by as much as half.

This won't bother you if you intend to sell your property in five years or so. Since a sound roof is not a selling point to a home buyer--rather, it is expected--you may choose to just do a re-shingle. Having a newly shingled roof doesn't increase the resale value of your home nearly as much as it decreases your ability to sell if your property is in dire need of roof repairs.

On the other hand, if you plan to keep your property over the next decade or longer...well here's an example: Say we pay $10k now for a complete tear-off and reinstall that lasts 20 years... or we could spend $7k for an overlay that will last only 10 years. We would spend $7k for a re-shingle today and another $7k for a re-shingle in 10 years from now. In this example you would save at least $4k over 10 years just by not taking any shortcuts.

If you are considering just doing a shingle overlay, the condition of existing roofing materials will greatly affects the life of your new roof. The old roof needs to provide at least a moderately smooth surface underlayment for the new roofing materials to settle over. If your old shingles are full of warps, cracks or curls, you would probably be better off to just start from scratch with a complete tear-off.

Before making the ultimate decision of having a Flint Roofer do a complete tear-off and reinstall or to just do an overlay, take a good look at your roof. You can often make a judgment right from the ground if you know what to look for. Do you notice any missing shingles or shingles where the mineral granules have worn away? Sight across the surface and look for waves or dips. If you don't recognize anything untoward at first, have someone climb on your roof and visually examine it. Have them walk around a bit to see if there are areas that feel spongy or that have significant give to them.

If any of these things are present there's a good chance some of the sheathing underlayment needs to be replaced. If so, an overlay is out of the question. It is time to make the investment in a full replacement of all damaged materials, all the way down to your roof deck. Ultimately, if you intend to hold on to a property, you will always save money over the long run if you can afford to take this approach from the beginning.