Key takeaways
- Short answer: An overlay saves the tear-off cost, typically $100–$150 per square, but a full tear-off is usually the better choice.
- Tear-off adds $100–$150 per square
- Tear-off reveals hidden decking damage
- Codes often limit roofs to two layers
- Typical roofing cost: $6,700–$25,000 per roof replacement.
Pros and cons
| Overlay | Tear-off | |
|---|---|---|
| Upfront cost | Lower | $100–$150 more per square |
| Decking inspection | Not possible | Full inspection and repairs |
| Underlayment and flashing | Usually reused | Replaced |
| Roof weight | Heavier | Normal |
When an overlay might work
- Only one existing layer in good, flat condition
- No leaks or soft spots in the decking
- Local code and the shingle manufacturer allow it
Ask whether an overlay affects the shingle warranty or your insurance. Some insurers and manufacturers prefer tear-off.
Related questions
How many roof layers are allowed?
Many building codes allow a maximum of two layers of asphalt shingles. Check your local code.
Does an overlay last as long?
Overlays can trap heat and moisture and may not last as long as shingles on a clean deck.
How much does a 20-square tear-off cost?
About $2,000–$3,000 at $100–$150 per square.
Other roofing questions homeowners ask
How much does it cost to replace a 2,000 sq ft roof?
A 2,000 sq ft roof is about 20 squares, or about 22–23 squares with 10%–15% waste. With architectural shingles, plan on roughly $6,700–$25,000, with most jobs near the middle of that range.
What does a new roof cost per square foot?
Architectural asphalt shingles typically run about $4.50–$12.50 per square foot installed, steel roofing about $4.50–$17 and tile about $5–$18. Roofers usually quote per square (100 sq ft).
Will insurance pay for a new roof after hail?
Usually, if hail or wind caused sudden damage and your policy covers it. You pay the deductible, which is often a percentage of dwelling coverage in storm-prone states. Normal wear and old age are not covered.
Roofing at a glance
Timeline
Most homes are re-roofed in 1–3 days. Large, steep or tile roofs take longer.
Permits
Most cities require a re-roofing permit and a final inspection. Your roofer should pull it.
DIY or pro?
Inspect from the ground with binoculars and keep gutters clean. Walking the roof, repairs and replacement are jobs for an insured pro.
What roof replacement and repair costs
Roof replacement typically costs $6,700–$25,000, and most homeowners spend about $14,000 for a 2,000 sq ft roof with architectural shingles. Metal, tile and slate cost more but last much longer.
Keep reading
Sources: Inch Calculator — Roof replacement cost. Ranges are rounded estimates; see our editorial policy.