We're planning to sell our house in the next year or two, and the roof is definitely showing its age. Got two quotes—one for a cheaper overlay and another pricier one for a complete tear off and replacement. I'm leaning towards overlay since it's less money upfront, but I've heard tear offs can boost resale value more. Anyone have experience with this? Curious if the extra cost really pays off when you sell.
I agree that an overlay is tempting due to the lower upfront cost, but from my experience, a complete tear-off usually pays off better at resale. Buyers (and their inspectors) often prefer seeing a fresh roof rather than layers stacked on top of each other. Plus, overlays can sometimes hide underlying issues like moisture damage or rot, which could come back to bite you during negotiations. If your budget allows, I'd lean toward the tear-off—it might save you headaches later on.
Totally agree with this. I've seen a lot of overlays that looked fine at first glance, but once you dig deeper, there's hidden water damage or mold issues lurking underneath. Had a friend who went the overlay route to save some cash, and when he sold the house, the buyer's inspector flagged moisture problems he didn't even know existed. Ended up costing him more in negotiations than if he'd just done the tear-off from the start. Sometimes spending a bit more upfront really does pay off in peace of mind later...
