If your roof has seen better days, it may be time to consider investing in a new roof. Once you start gathering estimates for your roofing job, you will probably notice that having a reroof done instead of a tearoff is a lot less expensive. You may be wondering if you should take the less expensive route and go with a reroof or bite the bullet and go all the way with an entirely new roof. Depending on the condition of your roof, you may be able to choose a reroof over a tearoff. However, there are numerous reasons why you may want to avoid doing a reroof.
Possible Roof Sheathing or Underlayment Issues in the Future
Most roofs have three layers:
- Waterproof underlayment
- Wooden sheathing
A big problem with a reroof is that the roofing contractor will not be able to accurately examine the condition of your roof’s underlayment or wooden sheathing. Leaving the old layer of shingles on your roof blocks a visual inspection. In lieu of a visual inspection, your roofer might do a walking inspection instead and try to find weak areas of your roof. This will allow him to repair those areas, but keep in mind, this type of inspection is not foolproof. Compromised areas of your roof may remain undetected.
When choosing a reroof, your roofing contractor will be unable to replace the underlayment of your roof because it will remain covered with your old shingles. The problem with that is that while you may have a few layers of shingles between the old and new ones, if the underlayment is damaged, you are likely to see leaks and in the winter, ice dams may occur.
State and Local Building Ordinances May Come Into Play
When choosing a type of roofing Flemington NJ homeowners should be aware of state and local ordinances concerning the amount of weight that can be placed on their roof. An additional layer of shingles may add up to 450 pounds per 100 square feet of roof. This added weight can cause the roof’s sheathing to sag, especially if the roof on your home was designed for one layer of shingles.
Future Warranty Issues with Shingles
During a reroof, your roofer will remove shingles that show signs of significant damage and replace any missing shingles before putting down the new layer of shingles. The problem is that most shingles are designed to lie flat. When shingles are put down over existing shingles that have curled or have developed gaps, the new shingles will eventually do the same. This can be avoided by upgrading to a thicker and more deluxe shingle, but at that point, the cost may be almost as much as doing a tearoff in the first place.
Shingle manufacturers generally frown upon reroofs and may not honor warranty claims if their shingles are not used as they have specified. You might also run into problems in the future if you decide to sell your home. Home inspectors will usually advise potential buyers of the possible problems that can happen with reroofed homes.
While it may cost more, in the end it is usually a better value to have a teardown of your roof instead of trying to save money with a reroof.