A roof recover, also called an overlay, puts a new roof over the existing one instead of tearing it off. It can save money and time on a Montalvo commercial building, but only if the old roof is in good enough shape to stay. Before we recommend one, we find out what is on the roof now, whether it is dry, and what has to change at the edges, curbs and drains when the roof gets thicker.
Less tear-off is a benefit, not a reason by itself. If the old roof is wet or there are already two roofs in place, a recover is usually the wrong choice. On school buildings, the plan also needs to show which classroom wings sit below the work, how noise and access will be handled, and how the roof is sealed at the end of every day. We do the same kind of assessment for Saticoy properties, where school projects also need secure student routes and a daily protection check before tear-off begins.
Is the old roof a good candidate for a recover?
Building codes generally limit how many roofs can be layered on a building, and most manufacturers require the existing roof to be dry and well attached. We take cores to count the layers and check the insulation, and we look for blisters, soft spots and areas where the old roof has come loose.
Our roof recover and overlay assessments give you a straight answer: whether the roof can be recovered, what has to be repaired first and whether a full tear-off makes more sense in the long run.
Finding and replacing wet or damaged layers
A recover only works if wet material underneath is removed first. Covering wet insulation traps the water, adds weight and can cause blisters, rust and rot under the new roof. We use cores and, on larger roofs, a moisture survey to find wet areas.
Confirmed wet or damaged sections are cut out and filled with new insulation and cover board that matches the surrounding thickness. The estimate shows the square footage of those areas separately from the recover itself, so you can see what you are paying for.
If cutting into the roof shows more damage than expected, we stop and explain it. Too much hidden damage can change the answer. At some point, a full tear-off becomes the better option, and we will tell you when that point has been reached. Any opening is dried in each day while the decision is made.
Curbs, edges and drains after the roof gets thicker
Adding a new roof on top of the old one raises the roof surface, often by an inch or more with cover board and insulation. That affects every detail. Curbs may become too short to keep water out. Edge metal and coping may need to be raised or replaced. Drains need to be reset so water still flows into them instead of pooling around the rim.
We list each of these in the estimate. On busy sites like the Ventura Auto Center, where rooftop units and signage often sit on the roof, we also plan with the equipment and sign contractors so their work is done at the right time.
Related Roofing Work
Preparing the old roof for the new membrane
The old roof has to be prepared before the new one goes down. Loose gravel is removed, blisters are cut and flattened, and the surface is cleaned. A cover board usually goes over the old roof to give the new membrane a smooth, solid base.
For a PVC roof over an older asphalt roof, a separator layer is required, because PVC and asphalt react with each other. Existing curbs and edges that stay in place also need to be cleaned and prepared so the new flashing bonds properly.
Records and planning the rest of the roof
Before the new membrane covers everything, we photograph the areas where wet material was removed, the new insulation and the prepared surface. The closeout shows which parts of the old roof stayed and where repairs were made, and lists the curb, edge and drain work separately. Each classroom wing gets its own work area, access plan and daily close-in point, so noisy tear-off, deliveries and interior protection can be scheduled around school operations. The bid carries separate quantities for the roof field, edge metal and penetrations.
A roof capital plan can put this decision alongside other roof work coming up on the property. Because one area of roof qualified for a recover does not mean the rest will. Each section gets its own cores and inspection before it is included.
If part of the roof is leaking on a weekend, overnight or over a holiday, we can make it watertight right away. That emergency repair is recorded separately and does not mean the roof has been cleared for a recover. That decision still depends on the inspection.
Common Questions
What needs to be checked before choosing a roof recover?
How many roofs are already on the building, whether the insulation is dry, and whether the existing roof is well attached. We also check whether curbs, edges and drains can be adjusted for the added thickness. If any of those fail, a tear-off is usually the better choice.
Can we tell from the surface whether the old roof is good enough to stay?
No. A roof can look fine on top and be wet underneath. We take cores and, on larger roofs, run a moisture survey to see what is actually there before recommending a recover.
Why do curbs and edges matter on a recover?
The new roof raises the surface, so curbs can end up too short, edges may need new metal and drains need to be reset. If those details are not adjusted, the new roof will leak at the spots where most leaks start.
What happens if more wet roof is found during the work?
We stop and explain it, with photos and measurements. If the damage is limited, we replace it and continue. If there is too much, a full tear-off may make more sense, and we will tell you before going further.
What records should we keep after a recover?
Photos of the areas where wet material was replaced, a note of how many roofs are now on the building, the products used and the roof plan. Future contractors and inspectors will need to know there are two roofs and where repairs were made.
Find out if your roof can be recovered
Book a walk-through of your Montalvo roof. We will core and inspect it, check the curbs, edges and drains, and tell you plainly whether a recover or a tear-off is the better choice.