Roofing: new layer, or total tear off?

Hi folks – wondering if anyone can give insight into pros and cons of just adding a new layer to our flat roof vs. starting over with a total tear off. Clearly there are major differences in cost, and of course with a tear off we could add insulation and hopefully lower our energy costs a bit. However, we’ve had 5 roofers out so far and each seems to have different opinions on the new layer vs tear off options. I don’t know how many layers are on the existing roof, but the top layer is definitely kaput — this AM the roofer that was out to give an estimate noticed there was ice UNDER the top layer of roof (it was cracking as he walked). Another guy, though, said that since the top layer is in such bad shape, it’s only the OLD layers that are helping us right now, and if we started from scratch with a tear off, we’d lose that added protection of all the old layers – he says he never advises tear offs. Obviously I don’t want to spend more than necessary, but I also don’t want to spend ~$10K now for new layer and the another ~$30K 5 or 10 years down the road for a tear off if that becomes necessary…better to just do it all now, maybe? But then what about this “protection” of the old layers that we’d lose, is that even true? Thanks in advance for any advice here – I’m new to this roofing thing! Best, e

empathie00

in Roofers 9 years and 2 months ago

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deva | 9 years and 2 months ago

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I regret not going all new. Put new layer but dealing with a ton of issues thereafter. Would be been cheaper to do it properly from the beginning. My advise, dont do another layer, find the best roofer and do the whole this properly and get lifetime guarantee.

empathie00 | 9 years and 2 months ago

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Thanks all – much appreciated. I guess the varying opinions I’m getting from the roofers are also mirrored here on the forum! So no really correct answer and I guess go with my gut instinct…which tells me that this roof has never been replaced and, after 125+ years, is probably due. Any other insights very welcome before I bite the bullet and hire someone before the end of Feb! 🙂 Best e

orrsuz | 9 years and 2 months ago

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We did a full tear off seven years ago and had insulation put down while the roof was off which really helped with temperature on the top floor. It was <20k at the time and included a new roof hatch and skylight so the 30k seems on the high side. We used Mike at Roofmaster (I believe they advertise on here) and they did a great job. Susan

Augustiner | 9 years and 2 months ago

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Usually putting another layer on top is not a problem. don’t forget to put a 4″ or at least 2″ polyiso underneath for insulation, which is something probably none of your 5 roofers mentioned. Even better roxul top rock if you can get it.

kidbklyn | 9 years and 2 months ago

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Call roofers like Greene Roofing or Premier Roofing for estimates. They will thell you that unless roof’s wood is rotten, you can put many, many layers on a flat roof without a problem. You can’t put more than 2 layers on a peaked roof by code. This because the weight of the roof will become too heavy to support.

neweco | 9 years and 2 months ago

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Tear off if possible. Nothing like a clean slate .

empathie00 | 9 years and 2 months ago

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resident2 – definitely not doing any actual work til the weather cooperates – just getting all the estimates lined up now so we can make a decision and get moving before all the roofers get booked for the season. Also – ordering custom skylights will take some time. Thanks both for the thoughts about the roof layers. Any other opinions? All best e

resident2 | 9 years and 2 months ago

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Do not do a new roof at this time of the year, wait until we are out of the freeze & thaw season. The roof under layers will have ice, it is cold out there today. Do not do business with any roofer that has not been in business for at least ten years and only do business for a roof with a strictly roofing company. Not a masonry guy that does roofs, or a carpenter that does roofs etc. and not one of those guys that does everything, but nothing properly. If you have more than 3 layers, it is time to strip it all off and put a new deck down. A new roof is only as good as the foundation that it is put on, the under layers are not insulation! You have time to do some research and meet more roofers over the next few weeks, before it is time to get the job done.

nalusurf | 9 years and 2 months ago

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I have never heard of old, presumably bad layers (since a new layer was put over them), providing good protection. I guess if you pile enough “rocks” against a stream mouth you will get some damming effect but water will eventually find a way through. So, my two cents: since you obviously have a minimum of 2 layers (maybe more) I would not put a another layer over that. We had one of the advertising roofers on this site put a new roof over our old flat roof and he told us that 2 layers is usually maximum and after that would recommend a tear off. I am in agreement with that philosophy. In your case, with possibly multiple bad layers you may have some damage to rafters and you definitely don’t want a poor foundation as your surface for a new layer. I would steer clear of the individual that was touting the protection of the old layers. To me, a good, sound roof is worth the investment up front especially if it saves you money and potential nightmares down the road. Good luck!