Buying or Selling a Home With Multiple Layers of Shingles on The Roof

Usually when someone buys a property. They do not pay enough attention to the quality of the roof. One of the most neglected aspects is the layers of shingles of a property with a composition roofing system.

Do you see how many layers of shingles there are in the picture above? In a one layer roofing system you will see two layers on the perimeter. This is because there is a layer of extra shingles on the perimeter of the roof. This extra layer is called “starters”, it’s for added protection so rain does not go in into the roof and bring moisture into the roof. So in the above picture you will see four layers, meaning the roof actually has three layers.

Why is this important to know? First, the home inspector will see this, and that is a sign that there are issues with the roof. Maybe you can tell that is does not look right.

In many, cities it is against city code to have more than 3 or more layers.

Also, consider the extra weight on the building. Every square, which is a 10′ x 10′ area weighs about 165 pounds of one layer of shingles. So in the above house instead of weighing 4000 pounds, the roof will weigh around 16000 pounds. This also affects the ventilation — meaning you need to spend more money to keep the house cooler. The heat also creates problems on the roof. Particularly on the decking.

It has happened so many times. A contractor gives a price, opens up the roof, calls the real estate investor, saying the price of the job will have to increase. Why? Because the decking has gone bad. So, always be prepared for bad decking if you buy a property with shingles on the roof with multiple layers.

So, a roof with multiple layers is best to consider that you will be paying almost double to replace the roof if the decking is bad. Do not let the contractor just tell you, ask for pictures or be there yourself. Take pictures of the work done to show the home inspector. The good news is it’s still cheaper getting the exterior done compared to interior work when flipping houses, and it is less of a headache also.

There is an important exception to this. If you will be buying a property to rent to tenants, and there are no leaks are no leaks the building, and there are less layers than allowed by code, and roof looks in decent condition. If you are on a super tight budget, just doing a layover is an option. This option should not be just jumped into. Its main advantage is will be cheap in the short term, till you make your investment back, and then in later, you will have to change the whole roof, and maybe by that time the decking also. I would only recommend this if there is only one layer already there, and there are no leaks. It would look like this, and will last as long as any other roof.


Helping real estate agents professionally with roofing issues at a low price. DFW Best Roofing also does Fence, siding, patio, gutters, and exterior paint.

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5 Tips For Finding The Best Roofing Expert In Texas

Finding the right roofing expert in Texas can be particularly difficult, especially if you will live in a larger metropolitan area such as Dallas or Fort Worth. Still, we have five incredible tips that will definitely help you find not just any roofing handyman in Dallas or Fort Worth who will be able to fix your roof, but the very expert that will do so in the best possible way.
1. Ask Friends
roofing-company-residentialIf you need the roofing expert, perhaps the best strategy is the consult somebody who has been in a similar situation and ask them about their experience and the person they hired. In addition to that, make sure you ask someone with trustworthy and perhaps you can find a roofing expert will be just amazing. Therefore, I would always advise you to ask your friends, family, neighbors, or colleagues, for their piece of mind.
2. Look At Ads
Another great place to find a roofing expert is definitely to look at your local ads. Not only that this will give you a variety of roofing handyman, but you will also be able to get in touch with them more easily and ask them about everything you think is important. In addition to that, you can ask them whether or not they have had similar fixes in the past, what they think about your problem, how they will fix it and when they are available. In addition to that, also ask your rooming contractor how much they would charge you for it this fix and whether you could arrange their business in further detail.
3. Asking For A License

You can also ask your contract whether or not they hold the licence to carry on the repairs and generally ask them about their experience. This will give you a better overview of how much expertise they have and how they approach a problem. In addition to that, I would always suggest that you hire someone with sufficient amount of expertise, rather than someone with a mere beginner and who has long been in a similar situation before.

4. Contractors Associations
If you really want to find someone who is reliable, you can always turn to some certified organisations and associations of contractors in order to find a roofing expert who will be suitable for you. In addition to that, you will also be able to find a large amount of people who are in this business and find the appropriate person.

5. Interview Candidates
Talking to the first contractor you come across with and hiring them right away, is not a good strategy. Make sure you talk to at least several roofing experts and ask them for their opinion and any additional questions you feel you should ask before you finally choose contract that will fix your roof. This will give the best results!

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