Homeowner Tips
Rotten Decking: The Surprise Line Item Everyone Hits
Why nobody can price decking before tear-off, how much is normal, and how to keep the per-sheet rate from becoming a blank check.
By Taylor Smith · · 5 min read
Every roof replacement has one unknown, and this is it.
Why it cannot be quoted up front
The deck is under the old roof. Sagging or soft spots hint at problems, but plenty of rot is invisible until the shingles are off — especially at eaves, valleys and around penetrations.
What is normal
On a healthy 25-square roof, zero to four sheets is typical. Eight to twelve suggests a long-term leak or a ventilation problem. If a crew claims twenty sheets on a roof with no history of leaks, ask to see photos of every one before it is replaced.
Protect yourself with three contract terms
- A fixed per-sheet price, materials and labor included.
- A requirement for photo documentation of each replaced sheet.
- Notification before work proceeds past a stated threshold.
Insurance and decking
Carriers often pay for decking replacement when it is storm-related, and sometimes for code-required upgrades. Photos are what get supplements approved.
Spaced plank decking
Older Panhandle homes may have plank decking with gaps. Modern shingles need continuous support, so those roofs need an overlay of new sheathing — a real cost, and something an honest estimator should flag from the attic before you sign.
