What to do with a Mansard Roof?

BiggerPockets Money Podcast Host · Longmont, CO · Member since 2014 · 7k+ posts · 10k+ votes

I found a really ugly house today. Going for half the price per square foot of the rest of the houses in the area. Huge potential, but one of the limiting factors is the Mansard Roof.

Have you ever purchased a house and changed this roof? What did you do? Would love "after" pics.

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Patrick LiskaPro Member

Investor · Verona, NJ · Member since 2014 · 1k+ posts · 832 votes

Mindy,

get rid of the wood roof and install and asphalt roof that looks like slate, this will make the roof look a million times better. the other option is to tear off the mansard and side the upper part, there will not be any brick under that.

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Jen R.
Investor · Tallmadge, OH · Member since 2015 · 258 posts · 275 votes
8y
Style the rest of the house French to match the roof? I’ve never bought a house with a Mansard roof, but love a good challenge...do you have pics?
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Mindy JensenPro Member
OP
BiggerPockets Money Podcast Host · Longmont, CO · Member since 2014 · 7k+ posts · 10k+ votes
8y
@Jen R. , second glance and it's even uglier...
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Jared Fontenot
Dallas, TX · Member since 2016 · 24 posts · 5 votes
8y
Just curious? Why do you want to change it?
1 Reply
Will G.
Rental Property Investor · Maryville, TN · Member since 2009 · 529 posts · 414 votes
8y
is it asphalt shingles? I have seen big improvements using the right color metal roofing
1 Reply
JD MartinBusiness Member
Moderator
Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
8y
It can be done with architectural shingles made just for that type of roof. There's also metal roofing that you can use instead, both the shingle-type and the standing seam type. I personally think the shingle style metal looks the best but any of them will work.
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Jen R.
Investor · Tallmadge, OH · Member since 2015 · 258 posts · 275 votes
8y
Are those wood shingles? I think it would look a million times better with a grey asphalt shingle. Beyond that, I would totally go French Provençal. Painted white brick (if it’s a flip), operable wooden shutters, landscaping etc. I think it could actually be a pretty nice looking house! Now, those under-sized garage dormers are an issue, but you can only do so much... :)
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David S.
Rental Property Investor · Larkspur, CO · Member since 2018 · 198 posts · 179 votes
8y
@Mindy Jensen I'm of the opposite opinion of @Jen R. and would only consider the purchase if you're considering keeping the look as is with cedar shingles since they add most of the character of the home. I guarantee you that plenty of people like the way it looks except for the fact that the roof is in need of replacement.
Unfortunately, as you are probably aware, insurance companies out here along the front range DO NOT LIKE CEDAR SHINGLES. You're asking for a difficult time finding reasonable insurance if the roof is kept cedar.
All that said, you may want to pass on it, especially if the rest of the roof behind it is flat rather than sloped.
Perhaps you should plug a picture of the house into the certa pro home paint application which is pretty easy to work with and play with the roof color just to give yourself an idea of what asphalt would look like. You may have to look at it cross-eyed for best results being it's a roof rather than the siding/brick.
Side note: if you did buy it and found yourself replacing the windows, I'd opt for a side by side style for the dormers/second story windows rather than the horizontally split windows... they just don't look right.
Good luck with that one; you owe us after pictures if you end up buying it!
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Nancy P.
Naperville, IL · Member since 2018 · 330 posts · 357 votes
8y
I don't have pictures, but two houses in my old neighborhood completely removed the shingles on the vertical planes and added siding. It changes the windows as well. These were roughly 2300 s.f. houses. Both jobs were about $25K including windows and repainting the entire house. (I would walk my dog past these homes and ask questions since I had a Dutch Colonial and would have liked to do the same. Could never get husband on board. Have since sold the house.)
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Patrick LiskaPro Member
Investor · Verona, NJ · Member since 2014 · 1k+ posts · 832 votes
8y
Mindy,
get rid of the wood roof and install and asphalt roof that looks like slate, this will make the roof look a million times better. the other option is to tear off the mansard and side the upper part, there will not be any brick under that.
6 Reply
Dennis M.
Rental Property Investor · Erie, PA · Member since 2018 · 6k+ posts · 9k+ votes
8y
That’s a nice place ! As other mentioned I’d lose the cedar shingles . I’d replace with architectural dark brown style shingles ( Owens Corning brown wood) . Add tasteful shutters and This would really look good and have a classic charm to it
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Ron Etienne Younger
Rental Property Investor · Richmond, VA · Member since 2018 · 24 posts · 8 votes
8y
Hi Mindy, I did purchase a 3 story brick row house with a Slate Mansard Roof. If Slate is not overdoing the neighborhood, go with slate or slate look. All the best.
1 Reply
Lynel Johnson
Becker, MN · Member since 2018 · 10 posts · 4 votes
8y
This has been interesting since the deal we're working on has very similar roof needing immediate Cap Ex. Looking forward to seeing what you do with this.
1 Reply
Nik Moushon
Architect · Wenatchee, WA · Member since 2018 · 843 posts · 907 votes
8y
As an architect I like the style on mansard roofs if they are done correctly. This one is not and it clear because most people will find it ugly looking. The two best things you can do, in my opinion, is to replace the cedar shingles with a high quality asphalt shingle that is not your typical rectangular shape. Pick a nice elegant looking shape/style the plays nicely with its intents of the French Mansard. Do a quick google search and you'll find plenty of examples. The second thing is you need to dress up those windows. If you look at any pictures of French Mansards you will see, that the good ones, don't treat the windows as an after thought that american builds tend to do. They are beautifully ornate with lots of trim and a decorative header. Now I'm not suggestion you go all out and spend five grand on every window in trim. But leaving it plain and simple makes it worse. Dress it up and make it look apart of the architectural style and not an after thought.

There are plenty of options but doing those two things will drastically improve the look and desirability of the house. And with everything you can pinch pennies are spend a fortune so just make sure to spend what fits in your budget. Long story short, don't be scared off by the mansard, there are lots of options to make it work.

PS: If you get a roofer to do the work they might try and charge you extra for working a steep pitched roof. This application is more attune to siding than roofing. Just something to be aware of.
1 Reply
Curtis Collins
Investor · Volcán, Panamá · Member since 2016 · 10 posts · 2 votes
8y
Having owned a property with a mansard roof, I can tell you from experience that its not the mansard sides that are the problem, but the flat roof behind them. Flat roofs are just maintance nightmares waiting to happen.
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Jim Adrian
Architect · Papillion, NE · Member since 2015 · 1k+ posts · 840 votes
8y
One problem you will face by using asphalt shingles is how to do you transition to the top portion of the roof that is flat. Asphalt shingles require a 3:12 pitch to drain and maintain weathertight warranty. Yes, you can install them on a lower slope but you will void the warranty. This roof will not have a 3:12 pitch, I bet. At this point you need a to use a "Standing Seam Metal roof" that allows for 1/2":12" or 1":12" roof pitches. You may need to use a "structural" standing seam vs an "architectural" type of standing seam roof system. An architectural type is a push/snap on rib closure system vs a folded seam.
2 Reply
Ryan Proffit
Saint Joseph, MO · Member since 2018 · 401 posts · 244 votes
8y
My neighborhood has a bunch of these. My next door neighbor has one, and it looks decent with updated shingles. Let me try and get a pic.
2 Reply
Gary Johnson
Member since 2017 · 6 posts · 3 votes
8y
Here's one
1 Reply
Debbie W.Pro Member
Lindenhurst, NY · Member since 2017 · 75 posts · 35 votes
8y
@Gary Johnson, the pic doesn't show up. The discussion is interesting especially since I didn't realize the pitch issues with that type of roof. Looking forward to seeing pics of before / after.
0 Reply
Gary Johnson
Member since 2017 · 6 posts · 3 votes
8y
Trying once more. This roof is not flat. It is slightly peaked on top
2 Reply
Jennifer Emery
Gates Mills, OH · Member since 2018 · 3 posts · 2 votes
8y
Assuming the raked area doesn't leak, here's the most simple solution...
IT LOOKS UGLY BECAUSE OF THE COLOR COMBINATION...
simply match a taupe color to the overall tone of the existing shingles and paint that dated red brick! Use black and white trim (white trim/ black doors) or vice versa and you will be in 2018 color territory!
I've repositioned properties for 40 years, and saved clients millions..as most restyling projects are putting worse cover ups over dated elements. think COLOR first..your easier and cheaper solution!
2 Reply
Autumn RankinPro Member
Rental Property Investor · Bandera, TX · Member since 2017 · 148 posts · 56 votes
8y
Gary’s pic with asphalt looks good!
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Mindy JensenPro Member
OP
BiggerPockets Money Podcast Host · Longmont, CO · Member since 2014 · 7k+ posts · 10k+ votes
8y
Wow, those asphalt shingles really change the look of the house. I'm way more hopeful. Thanks for the picture, @Gary Johnson!
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Nik Moushon
Architect · Wenatchee, WA · Member since 2018 · 843 posts · 907 votes
8y
Originally posted by @Jim Adrian:

One problem you will face by using asphalt shingles is how to do you transition to the top portion of the roof that is flat. Asphalt shingles require a 3:12 pitch to drain and maintain weathertight warranty. Yes, you can install them on a lower slope but you will void the warranty. This roof will not have a 3:12 pitch, I bet. At this point you need a to use a "Standing Seam Metal roof" that allows for 1/2":12" or 1":12" roof pitches. You may need to use a "structural" standing seam vs an "architectural" type of standing seam roof system. An architectural type is a push/snap on rib closure system vs a folded seam.
You are correct about asphalt shingles needing to be 3:12 or greater slope but the transition to a flat roof is not as hard as it appears and is a very common detail in construction. Most roofing manufactures have details for this condition. Most mansard roofs actually do not have a flat roof on the top, especially in single family houses. It is common in larger commercial and multi-family buildings though. But in those situations the transition is handled by using a parapet wall. So the peak of the shingle roof is at least 8" above the flat roof. The flat roof is also almost always going to be a single-ply membrane material not a standing seam roof because its much cheaper and no one is ever going to see this part of the roof except if you're standing on it.

And for anyone that doesn't know when flat roofs are not actually flat. There's usually a minimum slope of 1/4" of 1/2" per foot. FYI
2 Reply
Jim Adrian
Architect · Papillion, NE · Member since 2015 · 1k+ posts · 840 votes
8y
Originally posted by @Nik Moushon:

Originally posted by @Jim Adrian:
One problem you will face by using asphalt shingles is how to do you transition to the top portion of the roof that is flat. Asphalt shingles require a 3:12 pitch to drain and maintain weathertight warranty. Yes, you can install them on a lower slope but you will void the warranty. This roof will not have a 3:12 pitch, I bet. At this point you need a to use a "Standing Seam Metal roof" that allows for 1/2":12" or 1":12" roof pitches. You may need to use a "structural" standing seam vs an "architectural" type of standing seam roof system. An architectural type is a push/snap on rib closure system vs a folded seam.
You are correct about asphalt shingles needing to be 3:12 or greater slope but the transition to a flat roof is not as hard as it appears and is a very common detail in construction. Most roofing manufactures have details for this condition. Most mansard roofs actually do not have a flat roof on the top, especially in single family houses. It is common in larger commercial and multi-family buildings though. But in those situations the transition is handled by using a parapet wall. So the peak of the shingle roof is at least 8" above the flat roof. The flat roof is also almost always going to be a single-ply membrane material not a standing seam roof because its much cheaper and no one is ever going to see this part of the roof except if you're standing on it.

And for anyone that doesn't know when flat roofs are not actually flat. There's usually a minimum slope of 1/4" of 1/2" per foot. FYI
All this is true. All depends on the conditions of the building. Too many unknowns to give a single answer. If you have the slope of 3:12 then go for asphalt.
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Roy N.Pro Member
Rental Property Investor · Fredericton, New Brunswick · Member since 2013 · 7k+ posts · 4k+ votes
8y
@Mindy Jensen
Ever since the Louvre, and the subsequent popularization by François Mansart, a well executed Mansard roof is very pleasing to the eye ... though perhaps not to the pocketbook [They are a lot more work to shingle, shake, or leave].
Given the inventory of Second Empire buildings in our region - not to mention Italianate and Gothic Revival adaptations - the mansard roof is alive and well.
The same cannot be said of many later adaptations / incorporations of Mansard roofs (mid-20th century, 1960s/70s postmodern) ... many - or most - of which should have been forgotten (McDonalds comes to mind).
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