Start here
Quick, low-risk steps
- Ask for a written decking allowance in the contract—price per sheet or per square foot.
- Request that any decking replacement be documented with photos before and after.
- Confirm that change orders require your written approval before extra work begins.
- Use binoculars or ground-level photos to check for visible decking issues before the estimate.
- Collect your roof's age, material, and any prior repair records to share with bidders.
What Tear-Off Involves
Tear-off is the complete removal of existing roofing materials—shingles, underlayment, and sometimes old flashing—down to the wood deck. This step is essential for a proper inspection of the deck's condition and ensures the new roof system adheres correctly. Skipping tear-off (a 'roof-over') can hide damage and may void manufacturer warranties.
The process generates debris and noise. Contractors should protect your property with tarps and plywood, and use a magnetic sweeper to collect nails. Confirm that disposal fees are included in the contract. Tear-off is labor-intensive and can account for a significant portion of the total cost.
- Complete removal of old roofing down to the wood deck
- Allows full inspection of deck condition
- Generates debris; site protection and cleanup should be included
- Disposal fees are typically part of the contract
- A roof-over (adding new shingles over old) is not the same as tear-off
Hidden Decking Damage and Allowances
The roof deck (usually plywood or OSB) can have rot, delamination, or structural issues hidden under old shingles. Once the old roof is off, the contractor may find areas that need replacement. A decking allowance is a pre-agreed unit price for replacing damaged decking, typically per sheet (4x8) or per square foot.
Without an allowance, you could face unexpected charges. Ask how the contractor determines if decking needs replacement—look for soft spots, water stains, or code violations. The contract should state that any decking replacement requires your approval and will be documented with photos.
- Decking damage is often invisible before tear-off
- A decking allowance sets a price per sheet or square foot for replacement
- Replacement criteria: rot, delamination, or inability to hold fasteners
- Require photo documentation of any replaced decking
- Confirm that change orders need your written approval
Change Orders and Your Approval
A change order is a written document that modifies the original contract, detailing extra work and its cost. It protects both you and the contractor by ensuring you agree to any additional expenses before the work is done. Never allow work to proceed on a verbal promise—insist on a signed change order.
Common change orders include decking replacement, upgrading underlayment, or repairing fascia. Review each change order carefully. Ask if the extra work is required by code or manufacturer instructions, and how it affects the warranty. Keep copies of all change orders for your records.
- A change order is a written amendment to the contract
- It must describe the extra work and the additional cost
- Require your signature before any extra work begins
- Common triggers: rotted decking, code upgrades, hidden structural issues
- Keep all change orders for warranty and future reference
Questions to Ask Before Work Begins
Before signing a contract, ask specific questions about tear-off and decking. A reputable contractor will explain their process clearly and provide a detailed scope of work. This helps avoid misunderstandings and surprise costs.
Get answers in writing. Compare how different contractors handle decking allowances and change orders. This is a key factor in choosing a roofer and understanding the total potential cost.
- What is the decking allowance per sheet or square foot?
- How do you determine if decking needs replacement?
- Will you provide photos of any decking that is replaced?
- How are change orders handled, and do I approve them in writing?
- Is tear-off and decking work included in the warranty?
Take this with you
Evidence and scope checklist
- Tear-off and disposal included in base price
- Decking allowance: price per sheet or square foot
- Criteria for decking replacement (rot, delamination, etc.)
- Written change order process with owner approval
- Photo documentation of replaced decking
- Site protection plan (tarps, plywood, magnetic sweeping)
- Disposal fees and dumpster included
- Warranty coverage for decking and tear-off work
Common questions
What homeowners ask next
Can I just put new shingles over my old roof?
A roof-over is possible in some cases, but it hides decking damage, adds weight, and may void manufacturer warranties. Tear-off allows a full inspection and is recommended for long-term performance.
How much does decking replacement cost?
Costs vary by material and labor. Your contract should include a per-sheet or per-square-foot allowance. Ask for this unit price before work begins so you can budget for potential repairs.
What if the contractor finds damage and I can't afford the extra cost?
Discuss this scenario beforehand. Some contractors may offer financing or phased repairs. The contract should require your approval before any extra work; you can decline non-essential upgrades, but code-required repairs may be necessary.
Evidence
Sources used for this guide
Research checked July 31, 2026
- Zoning, development, and permitting servicesCity of Atlanta
Current Atlanta permit workflow and jurisdiction-specific cautions.
- International Residential Code wind and roof compilationFEMA
Model-code background; locally adopted code and permits control.
Optional next step
Need an on-site professional?
Use the guide and worksheet first so you can describe the situation and compare the full scope. A referral is optional; you can also contact a licensed local provider directly.
We have not enabled a provider route for this site. Use the checklist to contact and verify local providers yourself; urgent hazards should go to the appropriate emergency or public service.