Do you need a new roof? Are you wondering if you can roof over the existing shingles to save some money?
Getting a new roof is a big home improvement project. So, it's always going to be an expensive purchase.
And with the material prices constantly increasing, it's not getting cheaper anytime soon. So, when homeowners get a number to replace their roof, the sticker shock makes some people look for cheaper alternatives.
That's why the question of whether or not it's possible to roof over existing shingles is asked more and more. While the answer is simple, the deeper truths are more complex.
So, let's break it all down.
For over 35 years, Bill Ragan Roofing has provided homeowners with transparent roofing information to give the confidence to make decisions. Now, I'll help you determine if roofing over existing shingles is an option for you.
By the end, you'll have answers to:
Yes, you can roof over existing shingles. This is called a roof overlay or nail-over reroof because it completely skips the tear-off process.
Even so, the condition and situation must be right to roof over existing shingles. First, most states only allow two shingle layers on a roof for fire safety reasons.
This makes a full roof replacement the only option if there are already two or more layers installed. Secondly, the current asphalt roof must be lying down flat with no cracking, blistering, or raised shingles.
The roof itself must also have few penetrations, a small amount of flashing, and no walls that butt up against the shingles. So, you can roof over existing shingles in the right situation, but many roofs won't be a good candidate for it.
The main reason homeowners try to roof over existing shingles is that it’s much cheaper than a full roof replacement. There's no labor and dump fees associated with the tear-off process, plus you're not having to pay to install certain materials because the entire roof isn’t being replaced.
Roofing over existing shingles is also much easier and less time consuming compared to a full roof replacement. Because of all this, labor and material costs are much lower with the added benefits of roofers spending less time on your property, blocking your driveway, and making noise.
Now you know you can roof over existing shingles. While it's only recommend if the situation is perfect, you can still find roofers who will do it anyway.
But whether it's a viable option or you just want to save money, there are some big things to consider.
Let's look at the things to keep in mind before diving into roofing over existing shingles:
Because you're literally roofing over an existing roof, you're just covering up failing materials and components that are ready to be replaced. The new shingles are just sitting on top of the failing roof like a giant band aid.
These problems underneath don't disappear just because they're covered, which means your home is even more vulnerable if water gets underneath the new shingles. At the end of the day, the only thing you can do when roofing materials and components reach the end of their life is replace them because they are no longer viable
After roofing over existing shingles, the extra layer makes future leaks harder to track and repair. Water could get underneath the new shingles in one place and then leak into your home through a completely different area on your old roof.
This means both roofs will be repaired in different spots, which gets costly. There’s also no guarantee that the repair will fix the problem the first time because tracking the source is much harder.
During a roof replacement, there's a chance to inspect and replace any compromised roof decking (the wooden foundation) after tearing off the old roof. Well, you can't do this if you roof over the existing shingles.
Instead, you're actually adding even more more weight for the roof decking to hold. This is fine under normal circumstances, but this extra weight can lead to structural damage and even a cave-in if the roof decking is rotten or compromised.
The new shingles you use to roof over existing shingles come out of the package with a basic material warranty. Depending on the shingle, this will be anywhere from 25 to 30 years (prorates after a certain number of years).
However, you won't have the opportunity to qualify for the enhanced warranties manufacturers offer. This is simply because the roof system wasn’t fully replaced using all the manufacturer's components and materials.
On top of this, I guarantee a roofer will only offer a one-year or two-year workmanship warranty. So, no matter what, roofing over existing shingles will not come with great warranty protection.
A new asphalt shingle roof increases your home’s value by up to 61% over the roof's original price. However, simply roofing over existing shingles provides nothing to your home's value.
This is because a multi-layered shingle roof shows up on the inspection report, and there’s really no selling point. All it tells potential buyers is there’s a failing roof under the top layer(s) of shingles and that it'll make a roof replacement more expensive in the future.
When roofing over existing shingles, your roofing material options are limited to 3-tab or architectural asphalt shingles. You’ll either have to use the same type of shingle or deal with an aesthetic issue if you upgrade from 3-tab to architectural.
While metal is also an option, I don’t recommend it. This is putting two different roof systems on top of each other that will create plenty of headaches if there's ever a problem.
If you're in a very tight money situation and your roof is right, roofing over the existing shingles can be done correctly. With that said, I always recommend a full roof replacement when it's time for a new roof.
This simply ensures you won't have to think about your roof for the next 20 years or so. Obviously, you have to hire a reputable roofer to get ensure you get a quality roof that'll last.
However, full replacing a roof system will always be better the option instead of roofing over your existing shingles.
After reading this article, you now know that you can roof over existing shingles, why homeowners do it, what to consider before, and my recommendation. But like I said, I always recommend going with a full roof replacement.
I know the price is scary, but you can actually spend more in the long run with frequent repairs. Plus, the extra layer adds even more costs when it's time to replace the roof again in the future.
However, I understand the affordability aspect. So, as long as you hire a reputable roofer, roofing over existing shingles can be done right and still last.
But before doing anything else, you need to understand how much a roof replacement actually costs and what's included in the pricing. That's why I wrote another article breaking down how much a roof costs on average, based on material, and much more.
Check out How Much Does a New Roof Cost to learn the budget you'll need for a roof replacement.