Reroof vs. Tear off


  #1  
Old 02-10-09, 07:05 PM
N
Member
Thread Starter
Join Date: Feb 2006
Location: MI
Posts: 131
Upvotes: 0
Received 0 Upvotes on 0 Posts
Reroof vs. Tear off

Hello, I posted something similar to this a while back, but I have some more info now.

Basically, I am working with two rental homes- both in need of major overhaul in almost every area. Priority #1 is two new roof ASAP. I would love to do these myself, but I need them done quick, so I am going to hire them out. Each roof has one layer of asphalt on top of cedar shake, on top of 1x8 roof decking (with app. 2 inch spaces in some areas - ughh!)

I have been on the fence about a complete tearoff, redeck with OSB and reshingle vs. just a reshingle. It is permissible by code in my area to reshingle on top of this situation. The roofs are appx. 6/12 pitch, so they are fairly steep and don't hold a lot of snow, etc.

I have it down to two options - reshingle with dimensional shingles for $4k total, vs. tear-off, resheet with OSB and reshingle with dimensional shingles for $11k. If money were no object, I would tear off and start with a clean slate and sleep well. But the units are not in great shape and cash is a premium for me (even with me doing most of the work)- so I am seriously considering the reshingle for $4k.

My question is- what is a realistic timeframe that each of these situations will last? Can I get 10 years out of a reshingle? 15 years?

How about a complete tear off? The bottom line is that with a reshingle only, I can afford to do a lot more, like wrap the window trim and fascia in aluminum, etc. which will make the house look a lot better and much easier to rent.

Any thoughts? I know I am prolonging the inevitable, but if I can get 15 years out of a reshingle only, i think I need to do it. I can tearoff in 15 years, when hopefully I have more money.

Any thoughts? Thanks guys
 
  #2  
Old 02-11-09, 11:20 AM
tinner666's Avatar
Member
Join Date: Apr 2007
Location: Richmond, Va.
Posts: 154
Upvotes: 0
Received 0 Upvotes on 0 Posts
I see a few re-roofs make it 3-4 years.
 
  #3  
Old 02-11-09, 11:39 AM
M
Banned. Rule And/Or Policy Violation
Join Date: Dec 2007
Location: Chicago
Posts: 904
Upvotes: 0
Received 0 Upvotes on 0 Posts
Just to be on the safe side. if you have not done so, I would verify with your local building department that you can re-cover these roofs, IRC 907 prohibits re-covering if there are two or more applications of any type(s) of roof covering.
 
  #4  
Old 02-11-09, 11:56 AM
C
Member
Join Date: Jan 2009
Location: Atlanta, NY
Posts: 66
Upvotes: 0
Received 0 Upvotes on 0 Posts
Originally Posted by tinner666
I see a few re-roofs make it 3-4 years.
Tinner,
I guess that depends on the climate, insulation, proper soffit venting, etc. I live in an older house where the 2nd layer lasted the 25 years I owned + who knows how many years before that.
 
  #5  
Old 02-11-09, 01:43 PM
D
Member
Join Date: Oct 2008
Location: Ohio
Posts: 24
Upvotes: 0
Received 0 Upvotes on 0 Posts
Oh, the things we do for short term gain.



How about selling one of the properties and make the other livable?
 
  #6  
Old 02-11-09, 02:41 PM
N
Member
Thread Starter
Join Date: Feb 2006
Location: MI
Posts: 131
Upvotes: 0
Received 0 Upvotes on 0 Posts
Man- thanks for all the help guys. I can see that the general inclination is to do it well, but don't forget what business means. I wish I had deep pockets and could do everything superbly- or maybe I don't. Which would be smarter business?

Local code permits this, and I too have seen some last quite a while. I appreciate the feedback on venting, insulation, and soffits- that will certainly be something I can look into to help prolong the recover.

As I said, the roofs are also steeply pitched. The contractor said he would put a 10 year guaruntee on the recover, and a 15 year guaruntee on the tear, resheet and recover.

Any thoughts on the potential things that could cause just the recover to fail sooner rather than hold up decent?

Thanks
 
  #7  
Old 02-11-09, 02:57 PM
Gunguy45's Avatar
Super Moderator
Join Date: Dec 2007
Location: USA
Posts: 19,281
Received 6 Upvotes on 6 Posts
Heat..heat..heat...venting is key. As well as flashing where required. Won't help to have a 10 yr warranty on the re-roof if the sheathing rots out due to moisture penetration.

I have a second layer here in AZ (prior owner) and its been up since '96. Still in good shape. They actually did a pretty durn good job. New drip edge, extra staples, good overhang all around, and some new flashing.

Not what I would have done, but its ok so far.
 
  #8  
Old 02-11-09, 03:40 PM
N
Member
Thread Starter
Join Date: Feb 2006
Location: MI
Posts: 131
Upvotes: 0
Received 0 Upvotes on 0 Posts
That helps a lot. Thanks- I can easily make sure the venting is up to snuff. Flashing too.

I don't think the decking will leak, I mean laying shingles is not rocket science. From the 10-12 roofs I have done myself, the key seems to be the little things like flashing chimneys, and ice/water sheild near the edges, etc. I am in Michigan, so that is a biggie.

I am leaning on rolling the dice on the reshingle though. I can probably afford to do windows also in this scenario, which will increase the value of the home more.
 
 

Thread Tools
Search this Thread
 
Ask a Question
Question Title:
Description:
Your question will be posted in: