Shingles over Metal Roof?

Question

I am currently searching for my first multi-family investment property, and the current market in my area is limited.

The attached property just came back on the market after being off MLSs for a few weeks...red flag number one? After digging a bit deeper, the property is being listed "as is"...red flag number two? The most recent contractor put shingles over a metal roof...hmm, odd? Not a contractor but, that doesn't sound right.

Any initial thoughts on this property? Priced well, and rental potential is around $750 per month/unit.

https://www.realtor.com/realestateandhomes-detail/31-E-Gay-St_Staunton_VA_24401_M56109-06071

Bjorn Ahlblad · Answer

@Jonathan Zimmerman Welcome to BP! Can't comment on the shingles over metal-probably not done by a roofer. The bigger problem for me is that there is zero money to be made with that property at that rent.

Scott Mac · Answer

Hi Jonathan,

I think this is a very attractive looking house, up on a rise like that. It must have some nice views.

It's restored outside (and inside to apartment quality).

Now to the roof. I think it's that way as a cost saver...Is it correct and will it last and be leak free...it's probably best to talk to some local roofing companies and get their opinion, but to me I'm not sure it's acceptable,,,,and will the lender have an issue with it (???) meaning it will have to be an OWC due to the roof(???) Talk to your lender about it too.

From the curb appeal, it looks like an attractive duplex to me.

Good Luck!

Scott Mac · Answer

If it were mine I'd consider having the concrete pressure washed and if possible whitened.

Also, IMO it's not rent ready. An turn inspection should be done to identify things that need to be FIXED.

I can see from the pics things such as the dangling kitchen cabinet handle, a possible tear in the (Linoleum ???) floor in the room off the kitchen. Chip in the kitchen sink, all day lighter bulbs in the fixtures (and working), all plugs holding a plug tightly and not painted over, etc...

A Turn inspection.

I think this is a pretty house, but it needs some little things to make it rent ready... like fixing the broken concrete to the right of the bottom steps.

Good Luck!

Jay Hinrichs · Answer

my first thought is the shingles will slide right off the metal at some point.. not sure i have ever seen that.

Jesse L. Weaver · Answer

It is highly unlikely shingles over metal were done properly. Shingles need a solid wood roof deck underneath. The shingle nails need to go though the wood to hold properly. If those nails are just grabbing onto a 1/16" thick metal panel the shingles will likely blow off fairly soon. I am confident there are no shingle manufacturers that would warrant installation like this.

Now if the metal is completely flat and it is fastened to a solid roof deck, and the nails are going through the metal and roof deck, then it could be ok. But most metal roofing is installed on spaced lathe or skip sheathing. If possible, take a look in the attic and check if the roof deck is solid or spaced and look for the bottom point of shingle nails. If you can see the roof deck and not see any shingle nails it is a problem. Also check for documentation on the roof replacement. I own a roofing company and we have never and would never install shingles over metal.

Carl C. · Answer

Looks to me like the property was recently redone. The pics look good but if you know the roof wasn't done properly, what else wasn't done properly? Better build the cost of a new roof into your numbers if you pursue it.

Bjorn Ahlblad · Answer

@Jonathan Zimmerman I missed that there are two units. So yes it might work from  a cash flow point of view, the building is good looking but get it inspected, all of it. Despite the good looks it has been around a while and has that roofing wart. If you are going to need a loan the lender may balk at the roof just because it is unusual. When someone uses the phrase "As is" it does make me look a lot more closely at the disclosures. If there are current tenants use Estoppel certs and check the rest of the finances too. All the best!

Shingles over Metal Roof?

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