Yeah, I’ve seen overlays go sideways too—especially when folks try to save a buck and skip checking the attic. Step one: poke your head up there and sniff around (literally). If it smells like a wet dog, maybe rethink the overlay. I’m all for saving landfill space, but not if your ceiling ends up looking like a potato chip.
Had a client in a humid area who wanted to overlay, but when we checked the attic, there was mold on the sheathing—total dealbreaker. If you skip that step, you’re just trapping moisture and problems under a new layer. Sometimes removal’s just the smarter call.
I get the concern about mold—nobody wants to inherit a science experiment in their attic. But I’ve seen overlays work out fine, even in muggy spots, as long as you deal with the source of moisture first. Sometimes it’s just bad bathroom venting or a leaky pipe, not always the roof itself. I mean, I’ve had roofs last years with an overlay and zero drama... but yeah, if the sheathing’s toast, that’s a whole different ballgame.
Sometimes it’s just bad bathroom venting or a leaky pipe, not always the roof itself.
That’s a fair point—moisture sources can be sneaky. I’ve managed a few buildings where folks blamed the roof, but it turned out to be condensation from an uninsulated vent pipe. Still, overlays make me nervous if there’s any doubt about what’s underneath. Once you cover up old problems, you’re kind of flying blind. If the sheathing’s even a little soft, I’d rather bite the bullet and tear off. Otherwise, you risk paying double down the line... and trust me, tenants don’t love surprise leaks at 2am.
I get the appeal of just slapping on a new layer—less mess, less money upfront. But I’ve seen what happens when you skip checking for hidden rot. My neighbor did an overlay and ended up with saggy spots a year later... not fun. If there’s any doubt, I’d rather deal with the hassle now than gamble on what’s lurking under there.