I hear you, but I’ll say this—if the first layer’s solid and you’re not already pushing the weight limits for your framing, a well-done overlay can last. I’ve seen plenty hold up just fine in milder climates where hail isn’t a big deal. Sometimes folks just can’t swing the cost of a full tear-off, especially with lumber prices lately. Still, you’ve got to be honest about what’s under there... skipping a proper inspection is where most overlays go wrong.
That’s fair, but I still wonder about long-term resale value. If you go with an overlay, does it make it harder to sell down the road? I’ve heard some buyers get nervous if there’s more than one layer, even if it’s holding up fine. Anyone actually run into that?
I’ve heard some buyers get nervous if there’s more than one layer, even if it’s holding up fine.
I get where you’re coming from. I’ve seen a couple houses where the second layer looked fine, but when buyers brought in inspectors, they flagged it as a “potential issue” just because it wasn’t a full tear-off. Not saying overlays are always bad, but it seems like perception matters as much as the actual condition. Has anyone had an inspector actually recommend a price drop or repairs just because of a double layer? Or is it more of a scare tactic?
I’ve actually seen an inspector recommend a price drop once, but it was more about the age of both layers than just the fact there were two. The buyer’s agent used it as leverage, saying “future repairs could be more expensive” because of the double layer. I get why buyers get nervous—if you ever have to do a repair or full replacement, tearing off two layers is a bigger job and costs more. But honestly, if both layers are in good shape and there’s no sagging or leaks, I don’t see why it should be a dealbreaker.
One thing I’m curious about: has anyone had issues with insurance companies giving them trouble over double-layer roofs? I’ve heard some won’t cover storm damage if there’s more than one layer, but not sure how common that is.
That’s interesting about insurance. I’ve heard mixed things—some folks say their carrier didn’t even ask, others got denied coverage because of a second layer. Wonder if it depends on the company or maybe the region? Like, in places with heavy snow or storms, maybe they’re stricter. Has anyone actually had to file a claim with a double-layer roof? Curious if it made the process harder or if it was just a non-issue.
