Reroofing historic and older homes: A homeowner’s guide

AAR Expert Wendy Marvin says that the key to a successful historic home roofing project is thorough planning and working with knowledgeable professionals.

When replacing or repairing a roof on an older or historic home, you're dealing with unique challenges that require careful planning and specialized expertise. Here's what you need to know before starting your project.

Essential first steps

Start with an asbestos test. This is non-negotiable for older homes. Many roofing materials installed before the 1980s contain asbestos, which requires special handling and disposal procedures. Getting this test done up front will determine your project's scope and cost.

Understand your home's breathing system. Older homes were designed to "breathe" naturally through small gaps and less-sealed construction. When you install a modern, airtight roof without proper ventilation planning, you can create moisture problems, structural issues and indoor air quality concerns. Choose a contractor who understands historic home ventilation and will design a balanced system.

Know your home's status and requirements 

Research preservation requirements immediately. If your home is listed on a historic registry (National Register of Historic Places, local landmark designation or historic district), you'll likely need approval before making changes. Contact your local historic preservation office early in the planning process.

Document everything extensively. Take detailed photos of your existing roof from multiple angles, inside and outside. If your home loses its historic designation due to inappropriate roofing choices, you could face significant financial consequences and lose valuable tax incentives.

Gather historical documentation. Original blueprints, old photographs and building records can guide your material and design choices while helping you maintain historical accuracy.

Structural considerations

Expect decking issues. Many older homes have "skip sheathing" (boards with gaps between them) or minimal roof decking. Your contractor must inspect the roof structure from inside the attic before providing estimates. You may need to budget for additional decking installation, which represents a significant extra cost but is essential for modern roofing materials.

Plan for building code compliance. Even historic homes must meet current safety codes. Your contractor will need to balance preservation requirements with modern building standards, which sometimes requires creative solutions.Reroofing Historic and Older Homes:

Material options for historic homes

Slate and tile roofing offer exceptional durability and authentic period appearance. While expensive initially, these materials can last 75-100+ years with proper maintenance. However, they require specialized installation expertise and structural support due to their weight. Not all roofers have the skills to work with these materials properly.

Wood shingles and shake provide a traditional, informal appearance common on historic homes. They require regular maintenance including annual inspections and periodic treatments. In wet climates, expect more frequent upkeep. Consider pest attraction in certain regions and factor ongoing maintenance costs into your budget.

High-end metal roofing now includes products that convincingly mimic slate, tile or wood shake while offering superior durability and lower maintenance. While standing seam metal typically isn't appropriate for historic homes, these textured metal products can provide an acceptable compromise between authenticity and practicality.

Premium asphalt shingles shouldn't be dismissed outright. Modern architectural shingles can effectively mimic the appearance of slate or wood shake at a fraction of the cost. For homes where strict historical accuracy isn't required, these can be a practical solution that maintains aesthetic continuity.

Choosing the right contractor

Select a roofing contractor with specific experience in historic homes. They should understand preservation requirements, have expertise with traditional materials and know how to work within regulatory constraints. Ask for references from other historic home projects and verify their experience with your chosen roofing material.

The key to a successful historic home roofing project is thorough planning, understanding your obligations and working with knowledgeable professionals who respect both your home's history and your practical needs.