Which Roof Replacement Option Is Best for You: Tear-Off or Overlay?

Unless you’ve purchased or built a brand-new home, the roof on your property may be in dire need of fixing or replacement. The average roof lifespan is estimated to be 30 years. However, there are several factors that can cause this number to fluctuate, like the type of material used, the quality of the roof installation and weather/environmental factors.

In Georgia and other southeastern states, yearly temperatures can fluctuate a lot, ranging from hot summers to freezing winters. Accompanied by relentless year-round humidity, these changes in temperature can negatively affect the longevity and reliability of your roof. We’re also no strangers to hail, which can cause significant roof damage.

It’s not uncommon for the lifespan of an Atlanta roof to be decreased by five to ten years due to environmental factors.

How to Know If You Need a New Roof

Some signs may be more obvious than others. For example, if your roof is leaking or has suffered storm damage, chances are some or all of your roofing will need to be replaced.

Other not-so-obvious things to look out for include streaks on roofing, stains on the ceilings, damage around the chimney, discolored vents, damaged shingles or a dipping roofline.

Roof Installation Methods

Once you determine your home needs a new roof, there are generally two installation methods to choose from: tear-off or overlay. The first method lives up to its name. It involves tearing off your existing roof and replacing it with a brand new one. The second method means you keep your existing roof and add an additional layer of roofing material on top of it.

It’s important to understand what these methods entail so you can make an informed decision.

Tear-Off

Tearing off your roof is generally more expensive than overlay. There is a lot that goes into tearing off a roof. Instead of patching things up on your existing roof, you’re starting things from scratch by getting brand-new roofing. The tear-off portion of this reroofing method adds more labor than an overlay roofing job.

Since your roof is fully replaced, whatever previous issues you had with it, like leaks or damaged shingles, will be gone. Your new roof is fully durable and weather resistant. Moreover, a brand-new roof can add substantial value to your home. If you decide to sell it, you can use your new roof as a selling point.

Overlay

This method is a bit cheaper than tearing off your entire roof in large part because it doesn’t require the added tear-off time.

Many people choose to go with overlay because they (somewhat mistakenly) believe it will save time and money. However, adding another layer of shingles on top of a damaged roof is akin to putting a small band-aid on a serious injury. In the long run, a single tear-off roof replacement done right is more affordable than multiple overlays and then a more expensive tear-off job in the not-so-distant future.

Other than short-term cost savings, there aren’t many benefits to overlay roofing. The new roofing material doesn’t last as long as it would on its own. This is because the extra layers make it easy for heat to get trapped between layers.  

Some other disadvantages to overlay include:

• Multiple roof layers make it difficult to figure out where leaks are originating
• Your “new” roof adds a lot of extra weight to your roof and may increase the likelihood of a roof collapse, especially if your home is older or you live in an area where it snows
• Simply put, mixing old materials with new ones doesn’t look great, especially if your old roof was not level or had damaged shingles
• If you plan on selling your home, roofing overlays can have a negative impact on your home’s value

Although tearing off your entire roof may cost a little more, there are many long-term benefits to this method. Overlay may sound simple and cheap, but you get what you pay for. It may ultimately cause you to spend more money in the future.

Get a New Roof with Total Roof Solutions

If you’re in Georgia and need a new roof for your home, Total Roof Solutions is here to help you. Our team of licensed professionals install a wide array of roofing materials to best suit your needs and preferences.



Schedule your free roof replacement estimate by calling 678-752-8668.