Investor · Nesbit, MS · Member since 2017 · 1 post · 0 votes
I'm in the process of putting a new roof on my house but I'm not sure if I should put a whole new roof on or layer over the existing roof. Of course layering over is cheaper but I'm not sure about curb appeal when it comes time to put the house up for sale. Any thoughts from experience?
@John Townes@Samantha KleinJohn I have sold hundreds of properties. Adding over a roof with a good dimensional shingle will not devalue the property one bit. it may reduce the life of it from 25 years to 20 but thats it. if its in really bad condition you may have to tear off the old roof but if its not it could save you about $1,000 in tear off costs. Samantha is correct also especially if its your own home. Spend the extra $1000 or so and do it right. Its really up to you and your comfort level.
if the roof already has been layered over once then I would for sure tear off both layers.
Do it right and take all other layers off first. It may cost more, shouldn't be much more but it will perform better and likely look much better, I wouldn't want to take a hit to my resale value to save a little extra on my roof install.
@John Townes@Samantha KleinJohn I have sold hundreds of properties. Adding over a roof with a good dimensional shingle will not devalue the property one bit. it may reduce the life of it from 25 years to 20 but thats it. if its in really bad condition you may have to tear off the old roof but if its not it could save you about $1,000 in tear off costs. Samantha is correct also especially if its your own home. Spend the extra $1000 or so and do it right. Its really up to you and your comfort level.
if the roof already has been layered over once then I would for sure tear off both layers.
I agree with Alex Deacon if the existing roof is in half-decent condition (no sheathing rot, existing shingles not overly curled, etc) AND there's only one layer, you can add a layer on top.
It won't be noticeable from the street, and will last almost as long as a brand new roof.
Even when you go to sell, there's really no downside for another 20 years or so.