Leaking Roof-Roofer Offers Metal Roof Over Existing Shingles?

Question

Got that call we all love..."Hello John, there is water coming in all over the house. The ceiling is falling. There is water rolling down the walls. it has only been going on a couple of days so..I decided to call you".

I met a roofer yesterday. He states the roof has more years left. The subject of putting a metal roof over an existing shingle roof was discussed. There appear to be some sagging areas and I wonder if anyone has thoughts on NOT replacing decking, etc and just going over some questionable areas. Would you do a complete tear off, fix any decking that needs replacement, and then put on a metal roof? I have never had a property with a metal roof. This potentially could be my first.

Jim Adrian · Answer

A metal roof is considered a +50 year roof system over shingles.   They also make metal shingles like

https://www.gerardusa.com. They come with a lifetime warranty.  Metal typically cost more due to material cost.  I suppose you could go over an existing roof with metal but I have not.  Make sure the decking is adequate for hurricane requirements.  You may not with the sagging areas as they may be deteriorated. Get into the attic to check.

Colton S. · Answer

@Steve Vaughan They don't exactly get hotter in the sun. It all depends on the color of the roof. We got a light gray roof installed and it actually cools the house much better than a shingle roof does. I forget the exact term, but since we have the metal roof our electric company gives us a kickback every month because we are energy efficient in choosing the color.

Our house on a 100 degree day will stay an easy 78 with out air running, and that has mild tree coverage.

Matthew Paul · Answer

I go to a hunting cabin/house in West Va . It has a metal roof , The roof is 80 years old , they just paint it every 10 years .

John Thedford · Answer

Hello @Gail Kaitschuck

We have two areas at the minimum. They are at least 35+ feet apart...one in the living room area and one in a bathroom. It does appear we have some sagging areas. This roofer does not seem to be in a hurry to talk me into a new roof and I respect that. Whatever the issue, we need to find the problem. I have decided after some research that I will have a tear off, new decking where needed, and new shingles. LOVELY...I am putting a new roof on another one right now to the cost of almost 9K. Reserves DO come in handy!

Gail K. · Answer

"Hello John, there is water coming in all over the house."

Not that I wouldn't believe your tenant (hmmmm) but I'd try to confirm what "water coming in all over the house" really indicated.  Are we talking one area of the roof leaking (in which case this can simply be a repair) as opposed to an entire roof replacement/coverage.  We've had a few complaints of leaks that turned out to be popped nails and, in one case, a split pipe boot on a bathroom vent.

I'd also look into the issue of "sagging"; one spot; many?

It would seem to me if the roofer has suggested that your current roof has years of life left then the real issue would be repair first as opposed to replacement/coverage.

Gail

John Thedford · Answer

Thanks for the input. Metal roofs are common in SW Florida. They don't comprise a huge amount, but are certainly not rare. I believe that at the least, I would want the existing one torn off and any damage fixed.

@Steve Vaughan

Colton S. · Answer

John,

I speak from personal experience with the process of getting a metal roof installed. We were offered that, and we had to go with a metal roof due to the extremely low pitch of the roof itself. The thing we ran into after talking to multiple people is the damage caused by the roof leaking does not get removed or remedied when placing on top and can eventually cause additional damage to the house itself.

The idea of a roof on a roof might work if there was not an existing leak, but I think the best solution is to fix the plywood under it and clean up any damage that might have been caused and then put the roof on. That way, if any issues come up later you didn't waste money on the roof only to have to pull it up later.

Just my advise from having a similar issue with our roof and working with multiple roofing companies. (:

Steve Vaughan · Answer

Heck no I wouldn't metal roof that house! Tear off, & repair decking where needed.

Up in the snowy north I believe they are much more common. Because they can get so much hotter in the sun, you may have to enlarge your attic ventilation as well.

Are metal roofs common in FL, John?

John Thedford · Answer

This is the house. I think it would look good. Picture is from government website. Lawn is mowed:)

Beth L. · Answer

@John Thedford we had to get a new roof for one of our duplexes. It actually cost us less to get the metal roof and it looks GREAT! It costs less because they don't have to take off the existing roof. They can reinforce any bad areas and install it right over the existing shingles. And it supposedly lasts longer. You may want to consider how it will look on the style of house you have. Ours looked great because it used to be a farm house.

Leaking Roof-Roofer Offers Metal Roof Over Existing Shingles?

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