Exposed fastener metal roofs are a popular choice for their affordability and ease of installation, often used on sheds, garages, and sometimes home additions. When deciding between an overlay and a tear-off, it helps to understand the basics. Overlay means installing the new metal roof panels directly over the existing roof, while tear-off involves removing the old roofing material before installing the new panels. Overlays can save time and money upfront and reduce waste, but they add extra weight to the structure and might trap moisture, which can lead to rust or wood rot over time. A simple diagnostic step is to check the existing roof’s condition—look for signs of decay, water damage, or structural issues by going into the attic or inspecting for sagging, dark spots, or rot. Safe DIY checks include gently pressing on the roof to feel for weak spots and looking closely at exposed fasteners and seams for rust or looseness. If you notice significant wear or damage, a tear-off is likely the safer, more durable choice.
Calling a professional roofer becomes important when you’re unsure about the roof’s current integrity or when climbing on the roof feels unsafe. Roofers can perform a thorough evaluation and advise on local code requirements, which may affect warranty coverage and insurance. Questions to ask your contractor include, “Based on the condition of my current roof, would a tear-off or an overlay best protect the structure long-term?” and “How will your installation handle ventilation and moisture to prevent rust or wood damage beneath the metal panels?” These questions help ensure your new roof will be installed with care for both immediate performance and long-term durability, protecting your home and investment.