Updated · Make This Useful
What does roof tear-off mean in a replacement quote?
A tear-off is the part of a reroof where the crew strips the old shingles and underlayment down to the wood deck and hauls them away before the new roof goes on. An overlay skips that step and nails new shingles over the old layer. HomeGuide puts tear-off at $100–$300 per roofing square, already inside its replacement price. Ask how many layers the price assumes and what each sheet of rotten decking costs.
How much does a roof tear-off cost?
HomeGuide puts tear-off at $100–$300 per roofing square out of a full replacement at $400–$900 per roofing square. On a 10-square roof (1,000 square feet of roof surface), that is $1,000–$3,000 of a $4,000–$9,000 job. If your quote shows tear-off as its own line, ask whether it is a breakdown of the total or added on top.
Each extra layer is another full strip-off and more weight in the dumpster, so two layers cost more to remove than one. Steep roofs cost more across the whole job: Yarco Roofing in Huntsville, Alabama adds $55 a square for a 7/12 to 9/12 pitch. A dumpster that can't get near the house means wheelbarrowing debris, and that time shows up in the price.
What happens if the roofer finds rotten decking?
They replace the bad sheets of plywood or OSB and charge by the sheet. Shepherd and Sons in Keller, Texas lists $75–$110 per sheet. Nobody can count rotten sheets until the shingles are off, so put the per-sheet price in the contract, along with photos of each bad sheet and a call to you before the crew replaces more than an agreed number.
Soft spots underfoot, sagging between rafters and water stains in the attic point to bad decking before the job starts, so show them to the roofer when they measure. When the invoice comes, check that the sheet count matches the photos. Extra sheets beyond the agreed number belong on a written change with the price.
Tear-off or overlay: which is better?
An overlay saves the tear-off charge, but nobody sees the deck, bumps in the old roof show through the new shingles, and the next roofer has two layers to strip. GAF's technical bulletin on complete tear-offs has the roof system removed down to the structural deck, so the crew can inspect and repair the deck before anything new goes on.
Building codes limit how many layers a roof can carry, so ask how many are on yours now; a roof already at the limit has to come off. If two quotes for the same roof differ by roughly the tear-off share, check whether the cheaper one is an overlay.
What should the tear-off part of the quote cover?
The number of layers coming off, down to the deck; new underlayment; the dumpster and haul-away; tarps over shrubs, the AC unit and the driveway; the per-sheet decking price; and what happens if the crew finds a layer nobody expected. That last one needs a price in writing before the job starts, because the roof is open when you find out.
Send this to each roofer: How many layers does your price assume, and what do you charge if you find another? What is your price per sheet of decking, and will you send photos before replacing any? Does the price include the dumpster, haul-away and protecting the plants and driveway?
Frequently asked questions
Will there be nails in my yard after a tear-off?
Some get past the tarps. Ask for a magnet sweep of the lawn, beds and driveway at the end of each day and at the end of the job, and walk it with the foreman before the final payment.
Can a roof be partly torn off?
Yes. A partial tear-off replaces one slope or a damaged section. Ask whether the new shingles will match the old ones in color, and how the roofer ties the new section into the old at the ridge and valleys.
Do I need to be home during a tear-off?
Be reachable. Once the old roof is off, a decking decision can't wait until evening. Move cars out of the driveway, and take pictures and mirrors off the top-floor walls before the hammering starts.
Sources
- GAF technical bulletin R-169: Complete roof tear-offs · Checked
A complete tear-off removes the roof system down to the structural deck so the deck can be inspected.
- HomeGuide: roof replacement costs · Checked
Roof replacement by roofing square, including tear-off, materials and replacement labor. Each square covers 100 sq ft of roof.
- Shepherd and Sons: Keller, Texas roof replacement · Checked
Keller, Texas, architectural shingles with ridge vent and valley flashing included. Replacement decking is charged by sheet.
- Yarco Roofing: Huntsville, Alabama roof replacement · Checked
Huntsville architectural shingle installation starts with a base square price, then adds charges for steeper roof pitches and other project work.
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