# Roof-Over vs. Tear-Off: When Each Option Makes Sense

When your roof needs replacement, you'll face a critical decision: install new shingles over the existing roof (roof-over) or strip everything down to the deck (tear-off). This choice impacts your home's protection, value, and your budget for decades.

Here's how to make the right decision.

## Understanding Your Options

**Roof-Over** installs new shingles directly over existing ones. It's faster, costs 20-25% less, and creates minimal disruption. The catch? You can only do this once under most building codes, and only if conditions are right.

**Tear-Off** removes everything down to the roof deck, allowing complete inspection and repair of underlying issues. It costs more upfront but provides superior longevity and performance.

## When Roof-Over Works

Roof-over makes sense when your existing roof meets strict criteria:

- **Single layer only**: Building codes typically allow maximum two layers of asphalt shingles

- **Structurally sound**: No soft spots, sagging, or water damage in the deck

- **Flat-lying shingles**: Existing shingles must lie flat without significant curling or missing sections

- **Short-term solution**: You plan to sell within 5-10 years or need immediate, budget-conscious protection

The savings are real—typically 20-30% less than tear-off due to eliminated disposal costs and reduced labor time.

## When Tear-Off Is Required

Complete replacement becomes necessary when:

- **Two layers exist**: Adding a third layer violates building codes

- **Structural damage present**: Water damage, soft decking, or sagging requires deck repair

- **Extensive shingle damage**: Widespread curling, missing shingles, or granule loss

- **Insurance requirements**: Many insurers prefer complete replacement for full coverage

- **Long-term ownership**: You're staying in the home and want maximum lifespan

## Making the Right Choice

**Evaluate honestly**: If your roof shows significant wear, has experienced leaks, or approaches 20+ years old, tear-off typically provides better value despite higher upfront costs.

**Consider your timeline**: Roof-over buys time but doesn't solve underlying issues. If problems exist beneath the surface, you'll pay for tear-off eventually—plus the cost of roof-over.

**Think resale**: Complete replacement adds more value and provides stronger selling points than layered roofing.

## Professional Assessment Is Essential

Never make this decision without professional evaluation. A qualified contractor should inspect your roof deck condition, assess structural integrity, and evaluate ventilation adequacy. This inspection reveals whether roof-over is even viable for your situation.

Red flags during assessment include:

- Daylight visible through roof deck from attic

- Soft or spongy areas when walking the roof

- Water stains or mold in attic spaces

- Inadequate ventilation systems

## The Bottom Line

Roof-over works for structurally sound, single-layer roofs when budget constraints exist and long-term ownership isn't planned. For everything else, tear-off provides superior protection, longevity, and value.

The cheapest option isn't always the smartest. A roof protects your most significant investment. Choose the approach that provides the protection your home deserves.

**Ready to make the right decision for your roof?** Contact our certified professionals for a comprehensive assessment. We'll evaluate your specific situation honestly and recommend the approach that serves your best interests—not just our bottom line.