Before approving a new roof, have the contractor evaluate the framing, sheathing, existing roof layers, drainage and flashing details, moisture damage, penetrations, insulation, air control, ventilation, and local code requirements. The most important decision is usually whether the old covering must be removed: an overlay may save demolition, but it can hide damaged decking and add weight. Require the proposed assembly, concealed-work plan, repair allowances, and code checks in writing before work starts.
Why a roof replacement is also a building inspection
A roof covering is only the outermost part of a roof assembly. Under it are shingles or another cladding, underlayment or membrane, flashing, roof sheathing, framing, insulation, air-control layers, and sometimes a ventilation cavity. Water, wind and snow loads pass through those layers. If a reroof leaves a weak or wet layer in place, a new covering can conceal the problem rather than solve it.
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Removal also creates access that is rarely available after the project is complete. With the covering open, the contractor can see deck joints, fasteners, rafters or trusses, wall intersections, valleys, skylight curbs and penetration details. Building Science Corporation’s retrofit assessment approach calls for checking structural integrity, leaks, decay, pests, electrical safety and hazardous materials, particularly when a project changes more than the outer covering. FEMA best-practice guidance similarly emphasizes inspecting the deck and considering its thickness and attachment, while noting that its examples are older and must not replace the code adopted for your address.
Think of the pre-roofing evaluation as a decision about the whole assembly, not a product choice. The correct details depend on roof pitch, climate, snow and wind exposure, existing covering, structure, manufacturer instructions and local requirements.
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1. Establish what is on the roof now
Ask for a written description of the existing roof before comparing prices. It should identify the covering type, the number of layers, approximate age if known, areas of previous repair, and visible evidence of leaks or movement. Photos from the attic, roof surface and exterior walls are useful records.
Then ask the contractor to state which of these approaches is proposed:
| Approach | What it means | Questions to resolve |
|---|---|---|
| Full tear-off | Existing roof coverings are removed to expose the deck. | Will all layers be removed? How will damaged sheathing be priced and replaced? What temporary protection is provided if weather arrives? |
| Limited removal | Only selected areas are opened or removed. | Which areas will be opened, and how can concealed damage elsewhere be detected? |
| Overlay | A new covering is installed over an existing covering. | Is this permitted for this roof type and number of layers? Is the existing surface sound and sufficiently flat? Can the structure carry the added weight? How will flashing and edge details be rebuilt? |
An overlay is not automatically wrong, and a tear-off is not automatically required. The decision depends on the condition and type of the existing covering, structural capacity, the proposed system and the jurisdiction’s currently adopted rules. FEMA’s older document gives examples of restrictions that vary by roof type and code regime; treat those examples as historical context, not as a current permit determination. Ask the contractor to identify the applicable local rule and the roof-system manufacturer’s requirements.
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Once the covering is removed, the exposed roof deck should be inspected before new underlayment is installed. Look for soft or delaminated panels, dark staining, open joints, edge swelling, fungal decay, insect damage and holes around old penetrations. From the attic, check for sagging, cracked or cut framing, displaced trusses, wet insulation and daylight through unintended openings.
Sheathing repairs
FEMA guidance recommends replacing damaged sheathing sections rather than covering them. The contractor should describe the replacement material, thickness, support at panel edges and fastening method. Plywood and oriented strand board (OSB) may both be appropriate in different assemblies, but the selection and fastening schedule must follow the roof design and locally applicable requirements. High-wind pressure zones deserve particular attention because inadequate edge or field attachment can allow uplift even when the covering itself is rated for wind.
Framing and load path
Ask whether rafters, trusses, ridge members, valleys and wall connections will be examined for movement, rot or unauthorized cuts. An overlay adds material weight, while exterior insulation, a new nail base or a vented substrate can add additional dead load. A contractor should not assume that an existing structure can accept those changes without checking the load path. If damage, unusual deflection or a planned structural alteration is found, request an evaluation by the appropriate design professional before proceeding.
Fasteners and edge attachment
The proposal should state how the deck is attached where the work exposes it and how the new roof covering will be fastened. The correct pattern varies with panel thickness, framing spacing, wind design and the covering manufacturer’s instructions. Do not accept a generic promise to “renail as needed” without a method for documenting locations and repairs.
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3. Treat water control as a continuous system
Reliable roofs move water down and out through coordinated layers. The covering sheds most rain, while underlayment or membrane provides secondary drainage, flashing protects interruptions, and edge details direct water away from the deck and walls. A defect at one transition can defeat otherwise sound materials.
Valleys and eaves
Valleys concentrate runoff and should be identified on the plan. DOE Building Science Education guidance describes peel-and-stick membrane at valleys and roof-wall intersections and ice-and-water protection at roof edges as elements used in water-managed assemblies. That is an example of an approach, not a universal specification. Pitch, climate, covering, manufacturer’s instructions and code determine the actual detail.
At eaves, confirm how the membrane, drip edge, fascia and underlayment overlap. Water should not be directed behind the fascia or onto exposed sheathing. Ask for a drawing or photo of the intended sequence when the edge condition is unusual.
Roof-to-wall intersections
Where a roof meets a wall, step flashing should be integrated with the roof and wall drainage planes. Each step should shed water onto the course below, while the wall’s weather-resistive layer remains continuous. Simply placing sealant over an old joint is not equivalent to rebuilding the flashing. The scope should identify which wall cladding will be removed, if any, to make the integration possible.
Chimneys, vents and plumbing stacks
List every penetration: chimney, plumbing stack, exhaust vent, skylight, satellite support, equipment curb and abandoned opening. The contractor should state whether each item will be retained, repaired, replaced or removed, and how its flashing will connect to the new underlayment and covering. A new roof covering cannot compensate for a cracked curb, corroded flashing or a vent installed with an incompatible boot.
4. Evaluate skylights and concealed moisture
Reroofing is a practical time to inspect skylights because their flashing is exposed or can be exposed. Look for staining on the interior shaft, bubbling paint, damp insulation, fogging between glazing layers, cracked domes and deterioration at the curb. DOE guidance identifies the skylight as a penetration in the roof’s water-control layers and calls for assessing both the unit and its flashing.
Ask the contractor to document the existing skylight condition and choose one of three clear outcomes: retain and reflash, repair specific components, or replace the unit. The written detail should show how the underlayment, step or apron flashing and roof cladding overlap so that water drains from upper courses to lower courses. Apply the same inspection to all penetrations, including those that have not produced a visible interior leak; concealed moisture can remain in sheathing or insulation after a surface appears dry.
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5. Decide whether insulation, air control or ventilation belongs in the project
A reroof can provide an opportunity to add rigid insulation above the roof deck, but insulation is not an isolated upgrade. The assembly must control air movement, condensation, fastening and drainage together.
Exterior rigid insulation
DOE guidance describes placing an air-control layer on the roof sheathing before rigid insulation to limit moisture-laden air moving through joints in the insulation. A new plywood or OSB cladding substrate may then provide a nail base. Fasteners must pass through the added layers and reach framing with the required embedment; longer screws alone do not prove that the connection is adequate.
Vented substrates and snow
Some assemblies use a vented cavity or vented cladding substrate above insulation. DOE’s vented-substrate guidance identifies such a cavity as necessary in the high-snow-load situation described on that page. That statement applies to the assembly and conditions addressed by the guidance, not automatically to every house. Have the designer or contractor explain the climate assumptions, snow exposure, ventilation path and how insects and wind-driven rain are controlled.
Condensation and attic ventilation
Do not add insulation while blocking an intended soffit-to-ridge airflow path or leaving air leaks around penetrations. Conversely, do not add vents as a substitute for correcting wet insulation, bypasses or a missing air-control layer. The proposal should identify the location of the air-control layer, the insulation type and thickness, ventilation intake and exhaust, and how the design avoids condensation under the roof deck.
6. Check conditions beyond the roof surface
Some defects are not roofing defects but can worsen during the work or make a new assembly fail early. Before signing, ask whether the inspection includes:
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- Wood-destroying insects, animal damage and nesting at eaves or attic spaces.
- Electrical hazards near the work area, including damaged cables or unsafe equipment clearances.
- Suspect hazardous materials that may require specialist handling before disturbance.
- Interior finishes or ceiling damage that should be photographed before construction.
- Drainage problems at gutters, downspouts and nearby wall or foundation areas that could keep wetting the roof edge.
Building Science Corporation’s retrofit assessment framework supports this broader review when work changes the enclosure. If the contractor is not qualified to evaluate a particular hazard, the proposal should say who will do so and whether that service is included.
7. Confirm local code and assembly-specific design
Roofing requirements are not universal. Permit rules, allowed overlays, wind and snow design, fire classifications, underlayment, edge-metal and ventilation provisions vary by jurisdiction and roof system. Before work begins, verify the currently adopted requirements with the local building department or the authority having jurisdiction and compare them with the covering manufacturer’s installation instructions.
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Have the contractor record:
- Whether a permit is required and who will obtain it.
- The roof covering and assembly being proposed, including its listing or classification where applicable.
- The design assumptions for wind, snow, climate and roof pitch.
- The required deck thickness, fastener type, spacing and framing attachment.
- How deviations or concealed conditions will be approved and documented.
If a design includes exterior insulation, a new nail base, a vented cavity, unusual flashing or structural repair, request assembly-specific drawings rather than relying on a generic roofing estimate.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.8. Compare proposals by hidden work, not just price
Two bids can have similar surface materials and very different scopes. Use a side-by-side comparison that makes concealed work visible.
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|---|---|
| Removal | Full tear-off, limited removal or overlay; number of layers included; weather protection during exposure. |
| Deck and framing | Inspection access, unit price or allowance for damaged sheathing, repair method, fastening details and treatment of structural defects. |
| Water management | Underlayment or membrane, drip edge, eave protection, valley treatment, roof-to-wall flashing and penetration details. |
| Skylights and penetrations | Inspection, retention, repair or replacement for each unit, with flashing integration described. |
| Insulation and air control | Whether upgrades are included, the location of the air-control layer, substrate, fasteners and condensation strategy. |
| Ventilation | Existing vents to remain, new intake or exhaust, vented cavity details and any changes caused by insulation. |
| Compliance | Permit responsibility, code verification and manufacturer instructions for the proposed system. |
| Records and changes | Photographs of exposed conditions, written approvals and the change-order process before concealed work is covered. |
This is a practical comparison framework, not a universal contract form. The more a proposal leaves to “field conditions,” the more important its allowance, approval and documentation process becomes.
9. Put the concealed-work plan in writing
Before signing, ask for a short sequence describing what happens after the old covering is removed. It should answer these questions:
- Who inspects the exposed deck and framing, and how are findings recorded?
- What condition triggers replacement of sheathing, and what price or formula applies?
- How will the roof be protected if work stops overnight or during rain?
- Which underlayment, membranes, flashings and edge components are included?
- How are walls, chimneys, skylights, vents and plumbing penetrations integrated?
- What happens if the existing structure cannot support the proposed overlay or insulation?
- Who approves a change before damaged or noncompliant work is covered?
- What photographs, inspection reports and permit records will be delivered at completion?
Do not allow a change order to convert an observed safety or water-control defect into an optional cosmetic upgrade. The written process should distinguish necessary repairs, requested improvements and work that cannot proceed without a revised design.
Overlay or tear-off: a practical decision path
Use this sequence when a contractor recommends installing over the existing roof:
- Identify the existing covering and every layer beneath it.
- Verify that the local code permits the proposed overlay for that covering and layer count.
- Check for widespread curling, blistering, soft areas, movement, leaks or trapped moisture that would make the base unsuitable.
- Confirm that the structure can carry the added weight and that edges, valleys and penetrations can be detailed correctly.
- Ask how hidden deck damage will be found and repaired when the deck is not fully exposed.
- Compare the overlay cost with the risk of retaining unknown conditions and the future cost of a separate tear-off.
Choose a full tear-off when the existing layers are damaged, wet, unstable, too numerous, incompatible with the proposed system, or when access is needed to repair the deck and flashing properly. Choose an overlay only when the existing assembly is suitable, the local rules and manufacturer instructions allow it, and the contractor can still deliver a durable water-control and edge-detail plan.
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Common pre-roofing mistakes and how to prevent them
Covering a damaged deck
Warning sign: the estimate has no inspection or sheathing-repair allowance. Prevention: require a documented exposure inspection and a written repair price or approval method before the deck is covered.
Using sealant as a flashing system
Warning sign: the scope says “seal all leaks” but does not describe step flashing, membranes or overlaps. Prevention: require details for valleys, walls, chimneys, skylights and every penetration.
Adding insulation without an air-control plan
Warning sign: the proposal lists insulation thickness but not the air-control layer, fasteners, condensation analysis or ventilation. Prevention: request an assembly drawing and climate-specific design review.
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Assuming an old code example still governs
Warning sign: a contractor cites a general rule without identifying the local code edition. Prevention: confirm the currently adopted requirements with the authority having jurisdiction and the product instructions.
Ignoring non-roof hazards
Warning sign: no one addresses electrical safety, pests, hazardous materials or wet insulation. Prevention: include a broader pre-work condition check and obtain specialist assessments where needed.
Questions to ask at the final pre-start meeting
- What exact roof assembly are you installing, from deck to covering?
- Will the existing roof be fully removed, partially removed or overlaid, and why is that allowed here?
- How will you photograph and price concealed deck or framing damage?
- Where are the air-control layer, insulation, underlayment, membrane and flashing located?
- How will water move at valleys, eaves, walls, chimneys, skylights and vents?
- What ventilation path remains after insulation or a new nail base is added?
- Which permit and inspection responsibilities belong to the contractor?
- What work cannot be covered until the owner or inspector has approved it?
A sound reroofing decision is therefore an assembly decision: expose or verify the structure, create continuous water control, coordinate insulation and air movement, address every penetration, and document the local compliance path. The contractor’s written scope should make those choices visible before materials arrive.
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