At the end of the day, if the house is older or there’s any doubt about what’s under those shingles, I lean toward tearing off everything.
That’s exactly where I land too. I tried the overlay route once on a rental—looked fine for a couple years, then a bad storm hit and suddenly I had leaks in three rooms. Never again. Maybe overlays are fine if you know for sure the decking is solid, but how often can you really be sure? For me, peace of mind wins out, even if it means shelling out more upfront. And yeah, insurance companies love to find reasons not to pay... why give them extra ammo?
I hear you on the peace of mind. I’ve had roofs where we did overlays just to save time and cash, but it’s always nagging at me—what’s hiding under there? Had a place built in the 60s, thought the decking was fine, then a small leak turned into a full-on ceiling collapse after a heavy rain. Not worth the gamble, especially with tenants. Plus, if you ever need to file a claim, insurance adjusters will pick apart every shortcut. I’d rather bite the bullet and do a full tear-off, even if it stings up front.
I get where you’re coming from, but I’ve actually had decent luck with overlays in certain situations. Not every roof is a candidate, but if the decking’s solid and there’s only one layer, it can be a practical option—especially if you’re dealing with a tight budget or need to keep tenants in place without a ton of disruption.
“Not worth the gamble, especially with tenants. Plus, if you ever need to file a claim, insurance adjusters will pick apart every shortcut.”
That’s definitely true for insurance—some companies really don’t like overlays. But on one of my rentals (mid-80s ranch), I went with an overlay after checking the decking thoroughly. No issues five years in, and it saved me thousands. I think it comes down to the condition of what’s already there and how long you plan to hold the property. Full tear-off is safest, but overlays aren’t always the disaster people make them out to be... just gotta know when they make sense and when they don’t.
I get the appeal of overlays for saving cash, but I’ve seen too many hidden issues pop up later—rot, old leaks, stuff you just can’t spot until you tear off. Like you said,
, but that’s the tricky part. I went with a full tear-off on my place after finding soft spots I never would’ve caught otherwise. Cost more up front, but I sleep better knowing what’s under there.“it comes down to the condition of what’s already there”
That peace of mind is worth a lot, honestly. I’ve seen folks try to save with overlays, but it’s such a gamble if you’re not 100% sure what’s underneath. Full tear-offs are noisy and messy, but you really do catch those hidden problems.