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Residential Reroofing Guide

Types of Reroofing:

  • Tear off with no repairs: Removal of shingles, felts, etc. down to sheathing and replacement with matching or similar roofing materials.
    • No permit or inspections required.  Work must still be installed in accordance with the provisions of the current Residential Code of Ohio (RCO).
  • Tear off with repairs: Removal of shingles, felts, etc. down to sheathing and replacement with matching or similar roofing materials. Limited sheathing repairs - LESS than 50%.
    • No permit or inspections required.  Work must still be installed in accordance with the provisions of the current Residential Code of Ohio (RCO).
  • Tear off w repairs and/or OVERLAY: Removal of shingles, felts, etc. down to sheathing and replacement with matching or similar roofing  materials and limited sheathing (LESS than 50%) replacement and/or overlay of new sheathing over existing deck boards.
    • No permit or inspections required.  Work must still be installed in accordance with the provisions of the current Residential Code of Ohio (RCO).
  • Total replacement: Tear off shingles, felts, etc. down to sheathing and replacement with matching or similar roofing materials and replacement of MORE than 50% of sheathing or any repairs of structure below.
    • Permit and inspections required. Submit for permit – inspections will not be able to be scheduled until the following day.

Applications to be submitted on line at www.ketteringoh.org

  • see access Kettering instructions for submitting application and uploading drawings

Notes and requirements:

Inspections: 

Photographs submitted after the work completed will not be accepted for inspections without prior application for permit and discussion with building department.

Ice Protection requirements:

The Current Residential Code of Ohio RCO, in Table 301.2(1) criteria so designates, an ice barrier that consists of at least two layers of underlayment cemented together or of a self- adhering polymer  modified bitumen sheet, shall be used in lieu of normal underlayment and extend from the eave’s edge to a point at least 24 inches inside the exterior wall line of the building.

Exception: detached accessory structures that contain no conditioned floor area.”

Drip edge requirements:

The current RCO Section requires drip edge if required by the manufacturer. The current OBC Section requires drip edge at eaves and gables of shingle roofs.

Existing deck boards and sheathing requirements:  

The current RCO Section requires “Asphalt shingles shall be fastened to solidly sheathed decks.”  Therefore, if the existing sheathing is in structurally sound, it can be used for the new installation.  Exception: If the existing roof sheathing is spaced lumber or damaged such that it will not hold a nail, it must be covered or replaced.

Note – although the code may not require new sheathing the roofing manufacturer may require new  sheathing to meet the warranty.

How many layers of fiberglass shingles can I put on a roof without removing the existing roof coverings? 

Recovering versus replacement. New roof coverings shall not be installed without first removing all  existing layers of roof coverings where any of the following conditions exist:

  • Where the existing roof or roof covering is water-soaked or has deteriorated to the point that the
  • existing roof or roof covering is not adequate as a base for additional roofing.
  • Where the existing roof covering is wood shake, slate, clay, cement or asbestos-cement tile.
  • Where the existing roof has two or more applications of any type of roof covering.

REFERENCE: 2019 Residential Code of Ohio for One, Two and Three Family Dwellings

CONDITIONS:

  1. Inspections will be made based on these approved drawings which shall be available at the jobsite at all times for review by code officials.
  2. Submit  design  data/details/calculations  for  all  pre-engineered  structural  members  including,  but  not  limited  to  trusses, laminated beams, steel beams, posts and lintels
  3. Work outside the scope of the code to provide manufacturer’s sealed specs or engineered design with seal of design professional.
  4. The structural roof components shall be capable of supporting the roof covering system and the material and equipment loads that will be encountered during installation of the roof covering system, Sec 908.2 Structural and Construction Loads. Roof and ceiling construction shall be capable of accommodating all loads imposed in accordance with Sec 301 and of transmitting the resulting loads to the supporting structural elements.
  5. Roof recover shall not be permitted where the existing roof or roof covering is water soaked or as deteriorated to the point that the existing roof or roof covering is not adequate as a base for additional roofing, Sec 908.3.1.1.
  6. Roof framing per Chapter 8 or provide manufacturer’s specifications.
  7. Roof sheathing/decking per Sec 803, Tables 503.1.2.1.1(1) and Table 602.3(1).
  8. Roof assemblies per Chapter 9. Asphalt shingles and felt shall comply with Sec 905.2 AND 905.1.1.
  9. Roof recover shall not be permitted where the existing roof or roof covering is water soaked or as deteriorated to the point that the existing roof or roof covering is not adequate as a base for additional roofing, Sec 908.3.1.1.
  10. Roof coverings shall be applied in accordance with applicable provisions of Sec 905.1 and the manufacturer’s installation instructions. Roof coverings shall be installed to resist the component and cladding loads specified in Table 301.2(2).
  11. A roof diaphragm shall be provided by attaching not less than3/8” wood structural panel complying with Sec 803 to rafters or trusses in accordance with Table 804.3. Roof framing per Chapter 8 or provide manufacturer’s specifications.
  12. Provide ice barrier per Chapter 9. Ice guard and roofing felt inspections required.
  13. Provide flashing as required per Sec 703.4 for walls and 903.2 for roof assemblies.
  14. Asphalt shingles shall be fastened to solidly sheathed decks, Sec 905.2.1.
  15. Pre-engineered structural members  shall  not  be  drilled,  notched,  or  otherwise  altered  in  any manufacturer or engineer.
  16. Uplift resistance per Sec 802.11.
  17. Insulation shall meet the requirements of Chapter 11, Sec 1109 Alterations:
    1. Ceilings: R-49 (min R-38 if uncompressed and extended over top plates)
    2. Foam plastic shall be separated from interior of building per Sect. 316.
  18. Roof ventilation required per Sect. 806.
  19. Extension of existing plumbing vents through the new roof shall meet current Ohio Plumbing Code.
  20. Roof drainage per Section 801.3. Use splash blocks where needed.
  21. Control erosion and sedimentation. Do not direct concentrated water on any neighboring property.

The following codes apply to re-roofing projects in the City of Kettering:

  1. The 2019 Residential Code of Ohio
  2. The City of Kettering Zoning Ordinance
  3. The Ohio Administrative Code
  4. Manufacturer’s requirements - shingle manufacturer may have conditions to meet their warranty which may exceed the above.

2019 Residential Code of Ohio - the project shall meet all requirements of the building code even those not listed below.

General clarification from Ohio Board of Building Standards:

If the reroofing project is either a replacement or repair to existing, approved systems, materials or building components (RCO § 113.6) or part of an historic building (RCO § 113.9), the work may not be required to meet all of the provisions for new construction. In all other cases, the new roof covering is new construction and shall comply with the requirements of the RCO Chapter 9 and specifically for repair/replacement/recover RCO § 908.

Sec 905.1 of the 2019 RCO states: Roof coverings shall be applied in accordance with the applicable provisions of this section and the manufacturer's installation instructions. 

908.3.1.1 Roof recover not allowed.

A roof recover shall not be permitted where any of the following conditions occur:

    1. Where the existing roof or roof covering is water soaked or has deteriorated to the point that the existing roof or roof covering is not adequate as a base for additional roofing. The conditions of the existing roofing conditions cannot be determined until exposed.
    2. Where the existing roof covering is slate, clay, cement or asbestos-cement tile.
    3. Where the existing roof has two or more applications of any type of roof covering.

City of Kettering Zoning Code

Section 1149.01.3 - Proper Use of Design, Elements & Features - reads as follows: All elevation drawings shall be designed with proper proportion, scale, consistent application of details and architectural elements, such as doors, windows, trim, columns, roof details and materials, and with a discernible and consistent architectural style. 

Section 1149.01.5 - Consistency of Style - does not apply to residential structures with 3 or fewer units.

The Ohio Administrative code, Rule 3901-1-54(I)(1)(b) states:

b) When an interior or exterior loss requires replacement of an item and the replaced item does not match the quality, color or size of the item suffering the loss, the insurer shall replace as much of the item as to result in a reasonably comparable appearance.

Building approvals may be required based on the final scope of work. The roofing contractor shall contact the department for further guidance before starting any work.

Patrick A. Hillior, CBO/RBO

City Architect

Planning and Development Department

Rev 5/2024

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