What a Tear-Off Replacement Really Means
A tear-off replacement removes 100 percent of your old roofing: shingles, underlayment, flashing, and any layers hiding beneath, down to the wood deck. Only then do we build a brand-new roofing system back up. It's the opposite of an overlay, where new shingles are nailed on top of the old ones and everything wrong underneath stays wrong.
In West Michigan this matters more than almost anywhere. Our winters drive water under shingles through ice dams, and our summers cook trapped heat between doubled-up layers. A proper tear-off is the only way to see the deck, reset the ice and water protection, rebuild the flashing, and give a new shingle the full life you're paying for.
We've torn apart thousands of roofs. That's how we know what's under a second layer, and it's why we won't put a third one on.
Not sure whether you need a full replacement at all? Start with our roof replacement overview. Building new or adding on? See our roof installation service.
Why Tear-Off Beats an Overlay
An overlay looks cheaper on the estimate. It hides problems and costs you more in West Michigan's climate. Here's the plain side-by-side.
Full Tear-Off. What We Do.
- Old roofing stripped to the bare deck
- Rotted or delaminated sheathing found and replaced
- Fresh ice and water shield at eaves, valleys, and penetrations, run past where the ice dam forms
- All flashing rebuilt new, nothing reused
- Full manufacturer and workmanship warranties apply
- Roughly 250 to 400 pounds per square of dead load removed from the frame
- Ventilation checked and corrected while the deck is open
- Lasts the full rated life of the new shingle
Overlay. We Don't Do This.
- New shingles nailed over the existing layer
- Hidden deck rot and old leaks stay buried and keep spreading
- No new ice and water shield at the eaves, Michigan's number one winter leak point
- Old flashing reused, which is where most roofs fail
- Most manufacturer warranties voided or reduced
- Roughly doubles the roof covering load on the rafters
- Second layer traps heat and typically loses up to half its life
Michigan Residential Code Section R908.3.1.1 says a roof recover is not allowed where the existing roof already has two or more layers, where the existing roof is water-soaked or deteriorated, or where the existing covering is slate, clay, or tile. Grand Rapids adds a fourth condition in its own reroof requirements: no recover of asphalt shingles where the building is subject to moderate or severe hail exposure, which is all of us. So a single overlay may be legal on paper. "Legal" and "smart" aren't the same thing. Even a first overlay traps heat, adds weight, hides the deck, and reuses flashing the code itself says shouldn't be reinstalled if it's rusted or deteriorated. Stellar Roofing Company tears off every time.
Our Tear-Off and Replacement Process
A clean, predictable sequence that most West Michigan homes complete in one to three days.
- Step 1
Protect the Property
Before a shingle comes off, we tarp landscaping, cover A/C units, lean plywood against the siding, and stage dumpsters. On an occupied house we plan the staging so you can still get in your own front door.
- Step 2
Complete Tear-Off
Every layer of old roofing, underlayment, and flashing is stripped to the wood deck so nothing is hidden or reused. Debris drops straight into the dumpster.
- Step 3
Inspect the Deck
With the deck bare, we walk the entire roof looking for soft spots, rot, delamination, and daylight, then replace any compromised sheathing before we build back up. This is the part an overlay can never do.
- Step 4
Rebuild the System
New drip edge, ice and water shield, synthetic underlayment, flashing at every wall and penetration, ventilation, shingles, and ridge cap, in the correct sequence, six-nailed and hand-sealed when the weather calls for it. A true weatherproof system, not just a new top layer.
- Step 5
Clean and Final Walk
We roll every square foot of the yard with magnets for stray nails, haul all debris, walk the finished roof with you, close out the permit, and register the manufacturer's warranty on your behalf.
What We Look for on the Deck
The single biggest advantage of a tear-off is that we finally see the wood your entire roof is nailed to. On older Grand Rapids and lakeshore homes, years of small leaks and ice dams rot the sheathing quietly, and no overlay ever fixes it. Once the deck is bare, we look for:
- Spongy or soft areas underfoot during tear-off
- Dark water staining around chimneys, valleys, and vents
- Delaminated OSB or plywood plies
- Old ice dam damage along the eaves and rotted rafter tails
- Rot at penetrations where pipe boots failed years ago
- Undersized, plank, or sagging sheathing on older homes
- Deflection between rafters that says the framing needs a look
Any board that's soft, delaminated, or structurally weak is replaced before we build back up. And here's how we handle the cost. If we suspect rot before we start, we talk about it and you pick how you want it handled: pre-authorize us to replace what we find and bill it at the rate quoted in the estimate, or have us stop, show you photos, and get your approval before we go further. Both are common. What we don't do is find something, fix it, and hand you a bill you weren't expecting.
What a Tear-Off Replacement Costs
Full roof replacements in West Michigan typically start around $500 per square (about $5.00 per square foot) and can exceed $1,000 per square (about $10 per square foot) depending on materials, roof complexity, existing layers, and what we find when the old roof comes off. Standing-seam metal starts around $12 per square foot and runs three to five times the price of asphalt.
That price includes full tear-off and disposal, new underlayment, ice and water shield, all new flashing, ventilation as needed, the new shingles, the local permit, and both a manufacturer material warranty and our workmanship warranty. Two layers coming off costs more than one, because there's twice as much to strip and haul. Deck replacement is priced as an allowance or approved once we can see it, so the number you sign is the number you pay.
Want the full breakdown by material and home size? See our roof replacement cost guide, or spread the investment out with financing.
Why West Michigan Trusts Stellar Roofing Company
A tear-off is more disruptive than an overlay for a day or two. That's exactly why it deserves a crew that does it right, and it's why the roofers who sell overlays usually aren't the ones who've spent twenty years taking roofs apart.
- Full tear-offs only. We don't sell shortcut overlays, and we'll tell you why in plain terms.
- Deck repair priced up front as an allowance or approved before we touch it, never a surprise
- Ice and water shield run past where the ice dam actually forms, not to the code minimum
- All flashing rebuilt new, kick-out at every wall, counter flashing cut into the masonry
- Ventilation checked and fixed while the deck is open, because a new roof over a bad attic is a new roof that ices
- Written estimate, local permit, cleanup, and warranty registration all included
- GAF Certified Plus and CertainTeed ShingleMaster, enhanced manufacturer warranties registered on your roof
Only seeing symptoms in one spot? A targeted roof repair or a free inspection may be the smarter first step. If it's a repair, we say repair. Call (616) 840-1927.
Tear-Off and Replacement Questions
Is a full tear-off really better than an overlay?
For every West Michigan home, yes. An overlay nails new shingles over the old ones, which hides deck rot, skips new ice and water shield, reuses old flashing, adds a few hundred pounds per square to the rafters, and usually voids the shingle warranty. The second layer also traps heat and typically loses up to half its life. A tear-off strips everything to the deck so problems get found and fixed, protection is reset for our winters, and the new shingle gets its full life. We've torn apart thousands of roofs. What's under a second layer is never good.
How do I know if my roof decking needs to be replaced?
You usually can't until the old roofing is off. During tear-off we walk the bare deck looking for soft spots, water staining, delaminated plywood or OSB, ice dam damage at the eaves, rot around old pipe boots, and deflection between rafters. Any compromised board is replaced before we rebuild. We show you the damage and only charge for the wood that actually needs replacing.
How much does deck replacement add to the cost?
Most roofs need little or no decking work. Older homes with a history of leaks or ice dams can need several sheets, and older homes on plank decking sometimes need a full re-sheet. Because it's impossible to see the deck until tear-off, we either price it as an allowance up front or price it per sheet once we can show you the damage, and you pick which. That keeps the estimate honest instead of padded for work that may not exist.
How long does a tear-off and replacement take?
Most residential tear-off replacements are done in one to three days, depending on the size, pitch, and complexity of the roof, how many layers are coming off, how much decking needs repair, and the weather. We give you a realistic timeline with your written estimate. Our gallery has a full re-frame, re-sheet, and shingle done in one day.
Will a tear-off make a mess in my yard?
We plan for it. Before work starts we tarp landscaping, cover A/C units, and lean plywood against the house. Debris drops into staged dumpsters, and when the roof is finished we roll the yard with magnets for stray nails. Most homeowners are surprised how clean the site is when we leave.
Does Michigan code let me just add another layer of shingles?
Michigan Residential Code Section R908.3.1.1 allows one recover on some roofs, but not where there are already two layers, not where the existing roof is water-soaked or deteriorated, and in Grand Rapids not where asphalt shingles are subject to moderate or severe hail exposure. So a single overlay may be technically legal on some houses. Legal isn't the same as smart. An overlay still traps heat, adds weight, skips new underlayment and ice and water shield, reuses flashing, and leaves your deck unseen. Stellar Roofing Company performs full tear-offs so your new roof is built on a sound, inspected deck every time.
What This Page Cites
- Michigan Residential Code, Section R908.3.1.1, Roof Recover Not Allowed, and Section R908.5, Reinstallation of Materials
- City of Grand Rapids, Roof Assembly Requirements handout, Chapter 9 Michigan Residential Code. grandrapidsmi.gov
- Asphalt Roofing Manufacturers Association, "Reroofing: Replacement vs. Recover" technical bulletin. asphaltroofing.org