Installing a second layer of shingles (a “roof overlay”) can save time and reduce upfront cost, but it can also hide problems, complicate warranties, add weight, and make future repairs more expensive. In Hemet’s hot, sunny climate and occasional high winds, our Hemet Roofing experts recommend a tear-off and full replacement in most cases so we can inspect the deck, replace flashing, improve ventilation, and deliver the longest-lasting result.
What Is a Shingle Overlay?
A roof overlay means installing new asphalt shingles directly over the existing layer instead of tearing off the old roof. Many building codes that follow the IRC/CRC allow up to two layers of asphalt shingles under specific conditions. However, local rules, HOA guidelines, and manufacturer warranties vary. Our Hemet Roofing experts recommend verifying code compliance with the City of Hemet and your HOA before considering an overlay.
Pros of Installing Over Existing Shingles
- Lower upfront cost: You avoid tear-off labor and dump fees.
- Faster installation: With no removal step, some projects finish more quickly.
- Less mess (in theory): Fewer materials to haul away.
These benefits are real—but they come with trade-offs. Our Hemet Roofing experts recommend weighing short-term savings against long-term performance and resale impact.
Cons That Matter in Hemet’s Climate
- Hidden damage remains hidden: You can’t fully inspect the decking, correct soft spots, or fix long-standing leaks without a tear-off.
- Flashing and ventilation upgrades are limited: Overlays often re-use old flashing and make it harder to add intake/exhaust vents that reduce attic heat—critical in Hemet’s hot summers.
- Extra weight on the structure: A second layer adds significant weight. While most homes can handle one additional layer, older framing or prior repairs may not be ideal.
- Uneven appearance and shorter life: New shingles over curled, cupped, or wavy shingles can telegraph bumps and reduce wind resistance and lifespan.
- Warranty and insurance wrinkles: Some manufacturers and policies limit coverage or require strict conditions for overlays.
- Future costs go up: The next replacement will involve removing two layers, increasing labor and disposal costs.
Because UV exposure and heat are intense in the San Jacinto Valley, our Hemet Roofing experts recommend tear-offs to ensure the assembly below the shingles can actually breathe and perform.
Code, HOA, and Warranty Considerations in Hemet
- Building code: Many jurisdictions allow a second layer of asphalt shingles only if the existing roof is sound, dry, and properly fastened; overlays are not allowed over wood shakes, slate, or tile. Local inspectors may still require tear-off if there are signs of leaks or sagging.
- HOAs and architectural committees: Subdivisions around Hemet may have rules about color, profile, and even methods (some prohibit overlays). Get approvals in writing.
- California energy code (Title 24): Cool roof requirements can apply to certain reroof projects; it’s easier to meet compliance and ventilation targets with a full tear-off.
- Manufacturer warranties: Coverage can change for overlays. Our Hemet Roofing experts recommend reviewing the exact shingle warranty and having your roofer document compliance.
When an Overlay Might Be Acceptable
An overlay may be reasonable if all of the following are true:
- The existing roof is a single layer of asphalt shingles (no wood shake or tile beneath).
- The decking is solid, flat, and dry—verified by a qualified inspection.
- No active leaks, soft decking, or significant shingle cupping/curling.
- Flashing is in excellent condition and truly compatible with reuse.
- The structure can handle added weight, and local code and HOA allow it.
- You plan to keep the home only a short time and prioritize upfront savings.
Even then, our Hemet Roofing experts recommend a written inspection with photos, a ventilation assessment, and a warranty check before moving forward.
When a Tear-Off Is the Better Choice
- Any sign of leaks, rot, or mold: Decking and underlayment must be inspected and repaired.
- Noticeable waviness or curling shingles: New shingles won’t sit flat or seal properly over a rough surface.
- Outdated or corroded flashing: Chimneys, skylights, and sidewalls need fresh flashing for long-term water tightness.
- Poor ventilation or hot attic: Tear-off lets us add intake/exhaust vents and baffles to reduce heat, improve comfort, and protect shingles.
- You value maximum lifespan and resale confidence: Buyers and inspectors view a full replacement more favorably.
Our Hemet Roofing experts recommend tear-off for most homes in Hemet to achieve a cleaner look, stronger weather resistance, longer life, and better documentation for appraisers and buyers.
Performance and Curb Appeal: What to Expect
- Wind resistance: New shingles seal best over a flat deck. Overlays can reduce wind ratings—an issue during seasonal wind events.
- Thermal performance: Tear-offs allow modern underlayments and balanced ventilation, lowering attic temps and stress on HVAC.
- Aesthetics: A fresh, flat substrate creates clean lines and crisp ridges that look better from the street and in listing photos.
If curb appeal and longevity matter, our Hemet Roofing experts recommend a full replacement so you get a smoother finish and a stronger seal.
Cost and Time: The Real Trade-Off
- Overlay: Lower initial cost and one less day on many projects; potential compromises in life, warranty, and future removal costs.
- Tear-off: Slightly higher upfront cost and more debris, but you gain a verified deck, new flashing, improved ventilation, and a roof system that typically lasts longer and performs better.
Our Hemet Roofing experts recommend looking beyond the bid total. Ask for expected service life, warranty details, and future removal implications to make an apples-to-apples decision.
A Simple Decision Checklist
- Do I have only one existing layer of asphalt shingles?
- Is there zero evidence of leaks, rot, or sagging?
- Are my flashings, penetrations, and skylights due for replacement?
- Can I meet code, HOA rules, and Title 24 with an overlay?
- What are the warranty terms if I overlay?
- How long do I plan to own the home?
If you answer “no” to any of the first four, our Hemet Roofing experts recommend a tear-off.
FAQs
- Can you put new shingles over old ones?
- Sometimes, with strict conditions. Many homes and situations are better served by a tear-off.
- Will an overlay void my shingle warranty?
- Not always, but terms can be limited. Our Hemet Roofing experts recommend reviewing the manufacturer’s written policy before deciding.
- Is an overlay safe structurally?
- One additional layer is often within limits, but the framing, sheathing, and existing conditions must be verified.
- Does an overlay hurt resale?
- It can. Buyers and inspectors often prefer fully replaced roofs with documented deck and flashing upgrades.
- How do I know what’s best for my Hemet home?
- Schedule an on-roof inspection with photos and a ventilation assessment. You’ll get a side-by-side plan for overlay vs. tear-off.
Work with All Seasons Roofing
All Seasons Roofing provides detailed inspections, clear photos, and side-by-side proposals so you can choose the best path—overlay or tear-off—with confidence. For most properties in our area, our Hemet Roofing experts recommend a full replacement to optimize durability, energy performance, aesthetics, and warranty coverage.Ready to make the right call for your roof? Contact All Seasons Roofing for a no-pressure inspection and a written, code-compliant plan tailored to your Hemet home