Keeping your roof in tip-top shape is a big investment. However, doing so can mean the largest return on investment (ROI). Reports indicate that upon the resale of a home, a new roof yields more than 80% of its original cost. Additionally, more than 30% of real estate agents accredit a roof restoration as a prominent way to ensure a quick sale.
If your roof isn’t in the best condition, don’t put off improving it. However, a big question when upgrading a roof is whether you should choose reroofing or a roof replacement.
What are the differences?
Let’s take a look at both to answer that question. This will also help determine which is the best option for you.
What Is Reroofing?
Not surprisingly, getting a roof restoration is quicker and less expensive than a full roof replacement. When taking on a roof fix, roofing contractors will place a new shingle overlay on top of any worn shingles. This not only improves the appearance of your roof, but also offers a protective layer to prevent leaks.
If you have just a single layer of roof shingles, reroofing is an option. On the other hand, having two layers of shingles already installed rules out roof restoration due to building codes. In this case, you would need a full roof replacement. Other factors that can rule out reroofing are your roof materials and the pitch of your roof. Reroofing is also not an option if you have major water damage, soggy shingles or missing shingles. Finally, a reroof typically doesn’t last as long as a roof replacement.
If you’re unsure about reroofing your home, contact a local roofing company to help you determine if it’s the best option for you. They will ensure that your reroofing project complies with local building codes, which will provide you with the most satisfaction and peace of mind.
What Is Roof Replacement?
Although you can get a roof replacement any time, problems with your roof deck make roof replacement even more appropriate. To expose the roof deck, roofing companies will need to strip all of the old shingles from the roof. Then, they will install a new underlayment or felt. This will protect the roof deck from the elements. Then, roofing contractors will completely recover the roof deck with new shingles, which should last for at least 20 years.
This will address all of the problems you have with your roof, rather than simply covering up any damage, as with reroofing. If your roof deck has severe damage, your roofing contractor will need to repair it to prevent further damage. Holes underneath can permit water to drip down into the walls, causing damage to drywall and flooring. This kind of damage can lead to expensive repairs. Therefore, although roof replacement is a costly project, it will save you money in the long run. This is because it allows you to identify early signs of sagging and rot caused by water damage to the deck. Hence, a full roof replacement will provide you with full roof leak repairs.
Should You Change Your Roof Material?
When the time comes to improve your roof, you may be considering changing the materials. Although upgrading to slate, tile, wood shakes or metal may cost you more initially, they will provide a longer lifespan than asphalt shingles. They will also give your home a more distinctive look, making it stand out against other homes in the neighborhood. However, it’s important to be aware that not all building frames are sturdy enough to support these heavier materials without being modified.
Reroofing Cost
Costs for reroofing will vary based on different variables, including:
- Materials
- Slope
- Story
- Accessibility of the roof
- Labor
- Job size
- Where you live
- Special equipment required, such as roof jacks and safety harnesses
In terms of materials, asphalt shingles are the least costly, with the average cost of an asphalt shingle roof averaging $5,000. In contrast, higher-end roofing shingles prices can more than double the cost of a new roof. However, upgrading your roof material can provide not only a more unique look, but also increase the energy efficiency, durability and lifespan of your new roof.
In addition, the slope and story of your home will affect reroofing costs. For example, a 2-story home with a steep slope will require more time and labor for roofing contractors to traverse the roof, compared to a 1-story home with a low slope. So, the lower the slope, the lower the costs, and vice versa.
Difficulty in getting to the roof is another factor that can increase costs. If the truck carrying materials can’t easily get to the roof, materials will have to be carried a further distance to the house, increasing time and labor for your roofing project. Finally, many roofing companies will charge to haul away old roof materials and dispose of them.
Roof Replacement Cost
The same cost factors apply to roof replacement, but the average cost to replace a roof is significantly higher than reroofing cost. This is because it requires the extra labor to remove all of the old roof shingles, as well as prepare the deck for installation of new shingles. These tasks increase your costs considerably.
How Do You Decide Between Reroofing and Roof Replacement?
Roofs with minor damage or leaks are typically good candidates for reroofing. In addition, having just a single layer of shingles makes reroofing an option. On the other hand, you may want to forego reroofing that involves only small areas, as this may cause your roof to be noticeably uneven. In addition, partial reroofing can increase your costs since roofing contractors generally charge per 10’ by 10’ square.
If your roof deck has experienced extensive water damage, has a lot of mildew or mold growth or is sagging, roofing companies will have to repair the roof deck. This means you will need a full roof replacement.
A total roof overhaul may also be the best option for you if you want the solid peace of mind that comes with knowing that your roof will last for 20 years or more. This is because roofing contractors will be able to inspect for signs of severe damage and repair them to provide you with the strongest and sturdiest roof possible. This prevents the risk of being unaware of damage until it’s too late, which can happen with reroofing.
Other Considerations to Keep In Mind
When cost is a consideration, you can still get a quality upgraded roof with reroofing. It is just important that there is no damage to the roof deck. Still, you need to choose quality shingles that will last at least 10 years. It’s usually not a good idea to restore the roof yourself to reduce costs since roofing contractors will be more aware of underlay requirements and building codes. They can ensure your roof is installed according to standards. Roofing companies have licenses to collect the proper permits when needed.
Finally, most roofing contractors will guarantee their work for 10 or more years. This means you’re covered if the roof experiences leaking or a complete failure. Ultimately, making the choice between reroofing or roof replacement is up to you. Hopefully, knowing these differences will help you decide.