Homeowners are always looking for ways to keep their homes in top shape, at a cost they are able to afford. The average cost to maintain a single-family home in 2024 was reported on Thumbtack’s Home Care Price Index at an all-time high of $10,433 per year, with Michigan homeowners paying $13,235 annually according to Bankrate’s Hidden Cost of Homeownership Survey.1
An experienced and trusted roofing contractor near you can steer you towards whats best for both your home and your budget.
Replacing a roof on a 2,000 sq. ft. home in Michigan costs between $9,000 and $30,000 with the average cost being about $17,000 for mid-grade architectural shingles.2 The alternative to a roof replacement is to re-roof, which entails placing new shingles over the existing shingles.
Why People Choose Re-Roofing Over Replacement
Re-roofing saves money because you don’t have to pay the labor or material disposal costs of tearing off the old roof as you would with a roof replacement.
For a roof replacement, the existing shingles, underlayment and flashing are all removed so that only the decking (the wood above the rafters) is left. Then, new underlayment, flashing and shingles are installed. If the wood on the deck is damaged, it will be replaced.
In a re-roof procedure, a second layer of shingles is installed on top of the existing shingles. Re-roofing can be done much quicker than replacement, giving a home a new look and added protection relatively quickly.
The Drawbacks of Re-Roofing Over Replacement
There are several significant downsides to re-roofing. Because the new shingles are covering up the old shingles, there is no way to determine any damage that may exist to the wood decking or to the underlayment, so rotting wood, for example, won’t be discovered or replaced.
If your roof is leaking after it has been re-roofed, finding where the leak originates is more difficult, as water can migrate through the layers of shingles. A second layer of roofing also adds weight to the structure.3 In areas prone to high accumulations of ice and snow in the winter this can cause structural issues.
In some communities the building code will only allow for two layers of roofing and the cost of having to remove two layers of roofing is more than the cost of removing a single layer of roofing. The cost savings in re-roofing may be eaten up by the extra cost to remove two layers of roofing.4
The resale value of your home can be affected by re-roofing as the potential homeowners will bear the added costs of having two layers of shingles removed. The warranty on roofing materials can also be a consideration when re-roofing, as some manufacturers will not warranty their product when it is installed over an existing roof.5
An experienced roofing professional can assess your current roof and provide recommendations on the best way to ensure that your home is protected from the elements. Advances in roofing materials have resulted in increased durability. Those advances have also made it possible for that “new roof look” to last far longer than in years past.
Experience the Best in Exterior Home Improvement and Roofing Services
When it comes to residential roof installation, make sure to call Excel Home Improvement in Romulus. Our home improvement company specializes in roofing services, siding installation, gutter systems, soffit repair and so much more.
We have earned a trusted reputation throughout Southeastern Michigan due to our high-quality, long-lasting products and quality workmanship. It’s never been easier to schedule a roof inspection and get a Free Estimate. Fill out a form online or Call today!
______________________________
1 What are the Most Common Home Maintenance Costs: by Andrew Dehan, 11/7/2024
Link: https://www.bankrate.com/homeownership/most-common-home-maintenance-costs/
2 How Much Does it Cost to Replace a Roof in Michigan? 1/31/2025
Link: https://www.fixr.com/costs/roof-replacement-michigan
3 What’s the Difference Between a Roof Overlay and Tear-Off Rooting? by Rachel Hoffman, 2/19/2025
Link: https://www.angi.com/articles/pros-and-cons-new-roof-vs-overlay.htm?msockid=1841add9aa166ca03579b817abbb6d02
4 Is Roof Replacement Necessary? (Options, Pros and Cons)
roofsimple/roofing-replacement/
5 Can You Put a New Roof on Top of an Old Roof? 10/29/2021
Link: https://thearchitectsdiary.com/can-you-put-a-new-roof-on-top-of-an-old-roof/