Tear Off vs Overlay
A tear off removes the old shingles down to the sheathing, which lets the crew inspect the wood and install new underlayment. An overlay installs the new shingles on top of the old shingles, which is faster and cheaper but is not allowed by most building codes after one overlay. A tear off is the right choice if the old shingles are curling, missing, or have visible damage. An overlay is a temporary solution that adds 5 to 7 years of life to a roof that is at the end of its lifespan. Most roofing contractors recommend a tear off because the underlying sheathing, flashing, and ventilation can be inspected and upgraded.
What Affects the Final Bill
Several variables can push the price above the standard range. Steep pitches and complex rooflines add 10 to 25 percent. Multiple stories add 5 to 10 percent. New sheathing for rotted wood costs 2 to 5 dollars per square foot. New flashing for chimneys, vents, and skylights costs 300 to 800 dollars per penetration. Skylight replacement at the same time as the roof is much cheaper than doing it later, and adds 800 to 1,800 dollars per skylight. Gutter replacement at the same time as the roof is also cheaper than doing it later, and costs 6 to 12 dollars per linear foot. Permit fees vary by municipality but are usually 100 to 500 dollars.
How to Pick a Roofing Contractor
Get at least three written quotes from local contractors with a physical address and a real storefront. Confirm the contractor carries general liability insurance, workers compensation, and is licensed in your state. Check reviews on Google, the Better Business Bureau, and Nextdoor. Ask for references from the last 6 to 12 months and follow up. Confirm the crew is in house rather than subcontracted, since subcontracted work is the most common source of warranty disputes. Ask whether the quote includes tear off, disposal, new flashing, new underlayment, and permits. Finally, ask for a copy of the manufacturer warranty and the workmanship warranty, and confirm both are transferable if you sell the home.
Insurance and Financing
Homeowners insurance covers a roof replacement if the damage is from a covered peril such as hail, wind, fire, or falling tree. In hail prone states, the insurance company will send an adjuster to inspect the roof and may pay for the full replacement minus the deductible, which is usually 1,000 to 2,500 dollars. If insurance does not cover the replacement, many contractors offer 0 percent APR financing for 12 to 60 months through Synchrony, Service Finance, or GreenSky. The federal residential energy efficiency tax credit covers 30 percent of the cost of qualifying metal or asphalt shingles with a cool roof rating, up to 1,500 dollars per year. State and utility rebates for cool roofs and insulation are also available in many regions.
How to Extend the Life of a New Roof
A new roof should last 20 to 50 years depending on the material. The biggest factors in lifespan are the installation quality, the ventilation, and the maintenance. Make sure the attic has balanced intake and exhaust ventilation, since a hot attic cooks the shingles from below and shortens their life by 30 to 50 percent. Keep the gutters clean so water does not back up under the shingles. Trim overhanging tree branches so they do not scrape the shingles during wind storms. Have the roof inspected every 2 to 3 years and after any major storm. Address small repairs such as a lifted shingle or a cracked flashing immediately, before water damage spreads to the sheathing and the interior of the home.
Photo: jdblack, Pixabay Content License, via Pixabay (https://pixabay.com/photos/jeep-desert-road-highway-7022003/)
Fazlur Rahman
