Roof Overlay Vs Tear Off: Which Should You Do
Replacing your old roof with a new one is a big investment for your home, so you want to make sure its done right. There are many reasons to replace your roof age, leaking, damage, and more. So, when the time comes for a new roof, there are two main methods contractors and installers typically follow: roof tear off or roof overlay. Were giving you an in-depth look at both methods, as well as providing the pros and cons for each.
What Is Roofing Full Tear
A roofing full tear-off is a tear of all the old roofing materials. Your roofing contractor will go section by section and remove all old roofing materials. The full tear-off process is crucial to begin a full roofing replacement. This process can be costly but it is a great investment for your home. A full roof replacement adds to your homes resale value.
This blog post will cover the main pros and cons of a roofing overlay vs. complete tear-off.
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The Cons Of A Roof Overlay
Warranty Issues:
We do not give a warranty on a layover for multiple reasons. Since we are working over someone elses work we cannot ensure the installation quality of the original roof or the status of the roof deck.
Cuts the Roof Lifespan:
Due to the extreme heat that your roof endures, placing shingles over an existing roof will shorten the lifespan of the new roof. The heat of the roof and lack of ventilation will result in deterioration of the new single and a shorter life span.
Hidden Costs:
Having two layers of shingles on your roof is going to make any leak more difficult to find and more expensive to repair.
An overlay will also be more expensive in the future since sooner or later your roof will need to be replaced. When that happens, you will have to pay for tear off and disposal of two layers of shingles. That means double the labor to remove and double the price to dispose.
Difficulty In Finding Roof Leaks:
Leaks are difficult to find in general, even if it is a single shingle layer, but when there are two layers it becomes even more difficult.
Unable to Inspect the Decking:
An important part of roof tear off process is being able to inspect the decking under the shingles. To ensure a quality roof installation, we need a good, solid, nailable service to attach the shingles.
Cannot Layer Architectural Shingle:
Shingles are designed to be installed on flat services so we can not overlay on architectural shingles.
Adds Height and Weight:
Why Choose A Reroof Over Replacement
Removing and disposing of rooftop debris can cost thousands of dollars, especially in cases with larger systems. While a rooftop system may become degraded enough to warrant a new system, that doesnt necessarily mean that roof cant still be useful. As a matter of fact, it can serve as a valuable layer of insulation between the decking and a brand new rooftop.
A commercial roof overlay also represents a significantly less involved project. Without the tear off, many of these projects dont even require the business to shut down. Thats good news for those depending on a steady stream of income every day!
Single Ply Membranes are Just One Option for Commercial Roof Overlay.
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Rebuild Texas Roofing & Window
We are a top one-percent roofing contractor, based on our CertainTeed certification. Our CertainTeed Select Shingle Master ranking confirms that we are trained professionals who do quality work. Both our supervisors and crews are manufacturer-trained to provide some of the best residential and commercial roofing service in Southlake, Round Rock, Georgetown, Dallas, Fort Worth, Houston, Temple and the surrounding areas.
Is It Cheaper To Overlay A Roof
Yes. And in fact, thats the primary reason a homeowner opts for an overlay roof. Since an overlay roof is just put on top of the existing roof, your roofers crew doesnt have to tear off your existing shingles, redeck the roof, or do as much cleanup. This shortens the time it takes to install the roof and saves you a bit of money on labor.
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Difference Between Roof Overlay And Tear
A roof overlay involves putting another set of roofing materials on top of the existing roof. And a tear-off is when specialists remove the existing roof material and install a new one. Both options improve a homes aesthetic and increase protection against environmental elements. However, they come with pros and cons that homeowners should evaluate.
Here Are Two Great Metal Roof Overlay Systems To Consider:
1. Overlayyour existing metal roof with a TPO or PVCmembrane.
2.Retrofityour existing metal roof with a new metal roof.
“Overlaying your leaky metal roof with either TPO or PVC membrane or with new metal saves the cost, disruption, and mess of tearing off the existing metal and replacing it. It keeps your building 100% operational through the roof repair process and permanently stops the leaks. Its also a great opportunity to add insulation, reduce energy costs, and replace commercial gutters.”
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Labor For A New Roof Overlay
One major advantage of doing an overlay versus a tear off is the amount of labor involved. That is to say that laying down a new roof on top of the existing roof saves hours of labor. This is because you get to skip the whole process of tearing up the existing roof. That process can be time consuming and messy, so avoiding it can affect labor hours significantly.
Reducing labor hours also reduces the amount of time the roof replacement will take. One aspect of roof replacement worth considering is the effect it will have on your regular day to day home life. During a roof replacement your home becomes a construction zone. Areas around the roof, especially your driveway, will need to be cleared. During work hours the house will be full of noise and vibration form the installation. Roofers walking around on your roof can sound like a giant stomping on your house from inside your house.
When you reduce labor hours, you are saving a significant amount of time that you will be living in a construction zone. You can get your new roof installed and start enjoying it in peace and quiet without as much of a wait.
If timing is a major concern, there are some real benefits to overlaying a roof.
Overlays Can Save You A Significant Amount Of Money
Finally, a roofing overlay instead of a tear-off can save you a significant amount of money. With an overlay, you are just paying for shingles, nails, and the labor to put the shingles on your roof.
When you have a tear-off performed on your roof, you pay for the labor to remove the old roofing materials. You also have to pay for the disposal of the old roofing materials.
Additionally, you have to pay for a lot more materials when you have your roof completely replaced. You have to pay for new underlayment, as well as potentially new decking.
If you know that your roof needs to be replaced but you don’t have a big budget, an overlay could save you some money. However, it wont last as long as completely replacing your roof.
If you are considering an overlay instead of a tear-off for your roof, have our team at Whittle’s Roofing Co., Inc., come out and inspect your roof. We can let you know if your roof is in the right condition for an overlay and help you explore affordable roofing replacement solutions.
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Replacing Your Old Roof With A Tearoff
Below, you will see a picture of a brand new asphalt shingle roof. Prior to installing these new shingles, we completed a tear-off of the existing shingles and underlayment.
A brand new roof in the 21st century should always be applied directly to the roof decking following this approach:
This process detailed below is the standard operating procedure for replacing your existing roof and the tear-off room method is a must. Most of the time, a solid roofing company can remove and replace a roof in one day.
How Can I Tell If My Roof Needs To Be Replaced
Here are possible signs your roof may need to be replaced:
- Curled shingle edges: Your shingle edges are curled or shingle tabs are cupped
- Missing granules: Your roof has bald spots where granules are missing
- Cracked shingles: Your shingles have cracked.
- Algae or moss: Airborne algae and moss can create dark streaks on roof decks.
- Your roof is old: As your roof materials approach the end of their lifespan, they will start to break down and this can jeopardise the integrity of your roof.
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Finds Any Unknown Structural Issues
An overlay will not allow you to inspect the roof deck for any potential problems. If there are any issues with the structure of your roof, they will be hidden beneath the new materials. With a complete tear-off, however, you will be able to identify and repair any structural issues before installing new materials.
Major Reasons Why A Metal Roof Coating May Not Be The Right Solution For Your Building
1. Application Issues- Weather Plays A Huge Role In The Successful Installation And Performance Of Metal Roof Coatings But Metal Roof Overlay Systems Can Be Installed Year Round
The first major difference between a metal roof coatings and a metal roof overlay system is that the roof coating can only be installed in the right temperatures. Some metal roof coatings can be installed in temperatures as low as 40 degrees and rising whereas other coatings must have 60 to 65 degrees and rising temps. These temperature restrictions reduce the installation window of metal roof coatings in many climates around the country.
It may or may not be the right time for your business or your budget to tackle metal roof repairs when the temps and weather conditions are right but metal roof coatings offer little flexibility when it comes to temperatures.
In addition to temperature restrictions, other weather and environmental conditions must be considered like Humidity, dew point temperature, frost, dew, and condensation.
In order for the metal roof coating to adhere correctly to your buildings metal roof, the surface must be clean, dry, and free of loose debris or any other contaminants.
Metal roof coatings that require multiple coats to be applied have varying dry times between applications that range from 16-24 hours out to 3-5 days again depending on air temps, surface temps, humidity levels etc.
2. No new Flashings around Pipes, HVAC units, or gaskets between Trims
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The Drawbacks Of A New Roof
Of course there are a couple of drawbacks with new roofing that you need to be aware of.
1. Cost
Firstly, theres the cost. Its one of the most costly renovations youll do to your home, with it costing from $7,000 up to $50,000, depending on the style of roof. Its an expensive job, and one that you cant skimp on.
2. Time
As youre having the whole roof replaced, it will take longer for the job to be done as well. That means more time living with a home under renovation, with all the mess and noise that entails.
So, should you get a roof overlay, or should you have the roof replaced entirely?
There are some instances where its worth getting an overlay.
- Is the existing roof in good condition?
- Can it take the added weight?
- Are you under a tight budget?
If so, then an overlay may be right for you.
A total replacement is often the best way to go for many homeowners. Youre guaranteed a roof that will last for at least 20 years, youll be able to protect it from leaks, and you know its not going to have any problems for a while after completion.
Benefits Of An Overlay Roof
One of the biggest benefits of getting a roof overlay is the lower cost. As was mentioned before, it costs much less to replace your roof without tearing off the original roof. This is the main reason why many people choose to get a roof overlay.
Similarly, a roof overlay doesnt take as much time. When you are getting your roof replaced, it can take several days until it is finished. If you live in an area with unpredictable weather, it can be concerning to have an open roof.
However, you can get your roof replaced with an overlay and not have to deal with a lengthy construction project.
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What Options Are There For Replacing A Roof
You should keep in mind that there are many types of roofing materials you can select when getting a new roof. These can range from shingles to slate. The different types of roofing materials can cost anywhere from $100-$1,000 per square foot. Consider the following scenario:
In order to determine the average cost to tear off and replace a roof, we start with the average home. In America, the average home size is 2,200 square feet with two stories. This averages about 17 squares per roof. Given this, the pricing for the following types of materials would be as follows:
- $2,500 for 3-tab asphalt shingles
- $3,000 for galvanized steel
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How Long Does A Roof Overlay Last
If your roof is deemed a good candidate for a roof overlay install and it is done professionally, a roof overlay system can add a new dimension to your roof and last nearly as long as a new roof, costing a fraction of the money and time.
Of course, you will want to have your roof looked at by experts to determine if a roof overlay would be a good option for you. To get a free roof overlay cost assessment, contact our team today!
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Is An Overlay Roof A Bad Idea
An overlay roof isnt the best choice, and its certainly not the right option for everyone, but there are some situations where it might make sense. For example, if your existing roof is in great condition, theres no structural damage, and you dont have any leaks, you might be a candidate for an overlay roof.
That said, an overlay roof tends to cost about the same amount in the long run, as a tear-off roofing job. This is because the tear-off roof wont require as much maintenance, and will last longer.
What Does Roof Overlay Mean
As the name suggest, roof overlay is the process of overlaying new shingles over the existing roof, keeping the old roofs intact. It is sometimes called as roof recovery, as youre essentially recovering the old shingles using the new ones.
For this method, you essentially dont have to rip of any under-layer flashing or sealing. Just lay the new set of shingles over the existing ones and youll be good to go.
Now you know the definitions of both, lets explore their pros and cons respectively.
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Overlay Roof Pros And Cons
When a Texas storm delivers a good pounding, there may be too much damage to your roof for it to be repaired. You may need a new roof. One option you have for roof replacement is to install an overlay roof. This is when the new roof is installed on top of the existing roof.
The primary benefit of an overlay roof is to eliminate the costs of time and money used to tear away the old roof. With savings on materials and labor, an overlay roof can save you as much as 25% off the costs of reroofing your home. While its always nice to save money, overlaying a new roof on top of an old one involves some serious risks you should consider.
Underlying damage: While overlay roofing may fix leaks, it doesnt repair damage under the layers of your current roof. If a leak or other problem is the result of damaged insulation, for example, you could still have issues even after covering it up with an overlay.
Flashings: Flashings are metal coverings around chimneys, sidewalls, and so forth. These are intended to keep water from leaking in under the roof, but an overlay roof can compromise them.
Uneven appearance: Overlay roofing adds an extra layer to your homes roof, and that can create an uneven appearance. In addition to potentially harming the aesthetic of your home, it can also affect its overall value.
Shorter life: In many cases, overlay roofing has a shorter life than tearing off and replacing the old roof. This may mitigate the initial savings.
