Shingle Roof Replacements: Tear-Off Versus Re-Roofing
When replacing your shingle roof, there are two options you can choose: tear-off and re-roofing. Learn more about the differences in this blog post.
When replacing your shingle roof, there are two options you can choose: tear-off and re-roofing. Learn more about the differences in this blog post.
If your roof has missing, cracking, or curling shingles, flashing issues, leaks, or sagging, it’s time to think about a roof replacement.
When it comes to replacing your shingle roof, there are actually two options you can choose from: tear-off and re-roofing.
As the name implies, a roof tear-off consists of removing the entirety of the existing roof. One of the advantages of a tear-off is that you can better detect any underlying issues since you’re removing every layer of the roof. Tear-off replacements also tend to last longer since you’re replacing the roof from the plywood up. The main disadvantage of this method is that it’s more expensive than a re-roof, mainly due to material and labor costs.
Re-roofing, or a roof overlay, is the process of adding a new layer of shingles over an existing layer of roof. It’s a much more affordable option than a tear-off, but there are some key disadvantages to going this route. For instance, it’s more difficult to detect and correct any underlying issues with the roof because you’re not removing all the layers.
Additionally, your property may not be a candidate for a re-roof. Roofs are only designed to withstand so much weight, and another layer of shingles could cause additional strain, eventually leading to structural issues.
Another complicated factor with re-roofing is that some municipalities don’t provide permits for it, and you should never perform any type of roofing job without a permit.
Finally, the existing roof must be in good condition, as it serves as a base layer for the new shingles. If you have an old roof or a damaged roof, re-roofing is simply not an option.
You may already have a clear idea of which replacement option is best for your situation. However, we’re still going to break down some of the key deciding factors. Generally speaking, we recommend roof tear-offs, but there are some situations where a re-roof may make more sense. Here’s a closer look:
Remember, the existing roof has to be in good shape for a re-roof to be effective. That’s because the existing roof will have to serve as the base layer. Missing shingles, curled or warped shingles, algae or moss growth on shingles, or structural issues with the roof could all pose major issues for a re-roof because this method doesn’t address any problems with the underlayment, sheathing, or other components.
In the case of a roof in poor condition, a tear-off is the better option. If the roof is in good shape, a re-roof might make more sense.
Some local building codes won’t allow re-roofs (or additional layers of shingles). Ensure you know any local building codes or regulations, as many limit residential roofs to two layers of shingles. That said, if your roof previously underwent a re-roof, you won’t be able to add another layer of shingles. It also goes without saying how important it is to work with a contractor who knows local building codes and will pull a permit. Seriously, roofing is a risky job—always make sure you’re working with someone you trust.
As mentioned earlier, one significant issue with a re-roof is that it adds more weight to the existing roof.
Adding a new layer of shingles can potentially stress the roof structure, leading to sagging and other structural issues, especially in the Midwest, where snow accumulation in the winter can add even more weight to roofs. Structural issues can further complicate matters if there are already underlying issues with the structural integrity of the roof supports, which may go undetected in the case of a roof overlay.
A re-roof is generally less expensive than a tear-off, as the process requires fewer materials and less labor, and there isn’t the need for waste removal. However, keep in mind that re-roofs tend to only last for about 15 years, while a tear-off can last for 25 to 30, making the long-term return on investment better for tear-offs. Additionally, there may be underlying problems that go unaddressed with a re-roof, meaning that maintenance costs could be higher over the life of the roof.
That said, re-roofs can be an attractive option for homeowners looking to sell their homes, as they can recoup the investment in the listing price while also marketing a new roof to potential buyers.
Lastly, manufacturers provide warranties on roof shingles, no matter whether they’re used for a tear-off or an overlay. However, re-roofing can void or shorten shingle warranties for several reasons, primarily due to the risk of damage. For example, in re-roofing, shingles are more likely to bulge or stick to the existing shingles, and heat also tends to expand more slowly, which can shorten the lifetime of the new shingles. Additionally, there is the risk of the added new layer of roofing exceeding the structural weight limits of the roof, leading to sagging or damage over time, which most warranties do not cover. And, because existing issues are not addressed in re-roofing, any future issues resulting from pre-existing conditions might not be covered.
If you’re still not sure which option is best for you, contact L&S Home Improvements today for a free roof assessment. We’re a family-owned and -operated roofing contractor serving homeowners and businesses throughout southeast Michigan. Our dedication to quality can be seen through our numerous 5-star reviews. We know how important your roof is, and we’re here to ensure you get the lasting protection you need.
