I get where you’re coming from, but do you ever feel like the tear-off vs. overlay choice depends a lot on the age and type of roof? I’ve seen overlays go okay on relatively young roofs with no sagging or soft spots, especially in drier climates. But then again, I’ve also had a couple of surprises—like you mentioned—where the decking was way worse than anyone thought. That’s always a pain, especially when it means extra costs mid-project.
One thing I wonder: how much does local code factor in for folks? Around here, you can’t go over two layers, and if there’s any sign of rot, you’re supposed to tear off. But I know some people just want the cheapest fix, and contractors sometimes go along with it if the inspection’s not too strict. Is that cutting corners, or just being practical?
I’m also curious about insurance. Has anyone had issues with claims being denied because they skipped the tear-off? I’ve heard stories, but never dealt with it myself. It seems like insurance companies are looking for any excuse not to pay out, especially after a storm.
For me, I lean toward tear-off, but I’ll admit, I’ve okayed an overlay once or twice when the budget was tight and the underlying roof was still solid (or at least seemed that way). Not my favorite move, but sometimes you’ve got to weigh the risk vs. reward. Anyone else ever regret NOT doing a full tear-off? Or is that just me being overly cautious?
And on a side note, has anyone tried those new synthetic underlayments when doing a full tear-off? Worth the extra money, or just marketing hype?
But then again, I’ve also had a couple of surprises—like you mentioned—where the decking was way worse than anyone thought.
That’s my main gripe with overlays. You just can’t see what’s going on underneath until it’s too late. Had a “solid” roof turn into a soft, spongy mess one summer—ended up costing more in the long run. I’ve used the synthetic underlayment (RhinoRoof, I think) and it was a lot easier to handle than felt, especially solo. Not sure it’ll outlast the shingles, but it made install way less of a headache.
That’s exactly what worries me with overlays—feels like you’re just kicking the can down the road. I get the appeal of saving a few grand upfront, but if the decking’s rotting out under there, you’re just setting yourself up for a bigger bill later. I tried the synthetic underlayment too (pretty sure it was RhinoRoof), and yeah, it’s way less awkward than felt, especially if you’re working alone. Still, I’d rather bite the bullet and do a full tear-off. At least then you know what you’re dealing with, even if it stings the wallet.
I get what you’re saying about overlays being a gamble. My uncle did an overlay on his old ranch house, thinking he’d save some cash, but when he finally tore it off a few years later, half the decking was mush. Ended up costing him more than if he’d just done it right the first time. But I’ve also heard some folks say overlays can work fine if the roof’s still solid underneath—maybe it depends on climate or how old the first layer is? Anyone run into issues with warranties when doing overlays? That’s one thing I’m not clear on...
Anyone run into issues with warranties when doing overlays? That’s one thing I’m not clear on...
Yeah, warranty can get tricky with overlays. Most manufacturers won’t honor a full warranty unless it’s a complete tear-off. Even if the roof looks solid, hidden damage under the old layer can void coverage down the line. I’ve seen folks surprised by that after a leak. It’s worth double-checking the fine print before deciding.