A
common question among homeowners is "When is it time to replace my
roof?" This is no small decision, as a whole roof replacement can be
costly and somewhat of an inconvenience (though not as inconvenient as waiting
too long and suffering the consequences). One important factor to consider with
regards to that matter is the number of existing layers of shingles on your
home.
When
your home was first built, only 1 layer of shingle was installed. This one
layer has been designed to be able to withstand general wear and tear for a
number of years (depending on the quality of shingle that was installed). When that
first layer of shingles stops doing its job sufficiently (tabs missing due to
wind, heavy granule loss, or noticeable water damage on the home’s interior due
to water seepage through missing tabs), a roofer has 2 choices: remove all
existing shingles and install a fresh layer, or put new shingles on top of the
old. Either option may be appropriate depending on your circumstances, however
reroofing will be much cheaper, as tearing up the old roof increases labor costs
plus the cost of paying for and installing new underlayment (and sometimes new
decking). Disposal fees would be higher as well.
That being said, putting a second layer of shingles on the original
layer is accepted by some roofers and not accepted by others. Many
believe (as I do) that the best course of action is to strip of the old
and apply all new shingles and underlayment. If you simply apply a
second layer, there may be underlayment or decking issues that would be
otherwise unseen and unaddressed.
When
it comes time to reevaluate your roof’s status and there are already 2 layers
there, then your decision is a little more involved. Most building codes allow
two layers of organic or fiberglass asphalt shingles on roofs with a 4/12 pitch
or less, and three layers on steeper roofs, if the structure can support the
added weight. Three layers of shingles gets to be fairly heavy, and if your
decking is unable to bear the weight, or if the pitch isn’t steep enough, this
can lead to problems down the line such as damaged or sagged decking which
leads to water damage inside the home. So a third layer of shingles is usually
not the best decision and is in some places illegal. It is sometimes the result
of lazy roofing, where a contractor takes the less laborious route when they
don’t want to go through the trouble of tearing off old materials.
You
may occasionally come upon a roof with more than 3 layers of shingles. This is
never legal and never in the homeowner’s best interest. According to the Housing Handbook: Requirements for Existing Housing One to Four Family Units 4905.1
on HUD.GOV:
2-12 Roof covering must prevent entrance of moisture and
provide
reasonable future utility, durability and economy of
maintenance. When
reroofing is needed for a defective
roof,
already consisting of three layers of shingles, all
old
shingles must be removed prior to re-roofing.
Furthermore, Per
VC (8/99) form page 2 of 4 under section VC-9 Roofing reads:
HUD/FHA requires that the roof have at
least 2 years remaining life. If the roof has less than 2 years remaining life,
then the appraiser must call for a re-roofing or repair. The condition must be
clearly sated whether the subject is to be repaired or re-roofed. FHA will accept a maximum of 3 layers of
roofing. If more than 2 layers exist and repair is necessary, then all old
roofing must be removed as part of the re-roofing.
Don’t let yourself get taken advantage of. Know the
law and your local codes so that you get the service you are entitled to. One
final note, don’t forget that many types of roofing damage are covered under
your home owner’s insurance. So before deciding to fund the whole project
yourself, have an adjuster come out and appraise the damage. It could save you
thousands out of pocket in the end.
Andy Breivik is a claims manager for TriCounty Insurance
Restoration, serving Roanoke and surrounding counties. For a free estimate,
visit tci-restore.us
