Roof Installation in Farmers Branch, TX
Are you having issues with your roof and trying to figure out whether you need a new one? Most of the time, when people search for a roof, they aren't looking for a full roof replacement. They just know something is wrong with their roof, or they are building a new home or structure, and doing their homework to make an informed decision. This page goes over the decisions that come with any new roof: what it costs, what the city and your HOA will allow, and what material makes the most sense on our North Texas homes.
New roofs are a big part of our residential roofing in Farmers Branch.
Two Ways a New Roof Happens
There are really only two ways: either the old roof has to come off to make way for a new one, or it's a complete new build with brand new decking.
On the old roof coming off, this is usually due to the age of the roof or the wear and tear over time; it could be from storm damage, where wind or hail, or both. Those are the calls we receive the most. If that is your situation, you'll likely want to know more about how the old shingles are torn off, what happens to the existing decking, and what that entails. If that's the case, ask us how a full roof replacement works.
The other reason for needing a new roof is new construction. This includes a new build, a room addition, a detached garage, or a structure with only bare decking and nothing on it yet. We also do a lot of that work too. It skips the old-roof-removal step entirely.
Either way, the decisions on this page for a new or replacement are the same. You will still need to pick your material, get the color, style, and profile approved by your HOA, you'll need to get a permit, and understand the pricing variables.
What a New Roof Costs in Farmers Branch
Roofing is priced by the square, a term used in the roofing and construction industries to simplify the math. A square is 100 square feet of a roof's surface. Most of the homes in the Farmers Branch area are usually somewhere in the range of twenty to thirty squares. However, a large sprawling single-story ranch can be more expensive than a two-story with the same interior square footage. The roof footprint matters most, not the house size.
There are several factors that can affect the price:
- Pitch. A steep roof takes longer because the crew will work slower and will need more protection for potential falls, which can increase the labor hours.
- Material. This is one of the biggest factors of all. A basic three-tab, architectural shingle, or metal roof can cost very different amounts for the same roof.
- Roof features. The valleys, number of chimneys, amount of skylights, number of dormers, or multiple gables will all need extra flashing and cut-in work. A simple gable roof and a cut-up roof that are the same size can be very different prices due to the amount of work.
- What is coming off. If there are two or three layers of old shingles on the existing roof, there is more labor, more disposal fees, and more time and labor before anything new can be laid down.
- Access. A tight alley, low power lines, or landscaping the crew has to work around can all slow things down.
Anybody who quotes you a price without getting on the roof is guessing. We would rather look at the condition of the decking and count the layers underneath first, because the number can change depending on what's there to start with.
What You'll Pay, in Ranges
So what does this actually cost. For a straightforward architectural shingle roof, you're usually somewhere in the $400 to $600 range per square, installed. Move up to a Class 4 impact-resistant shingle and that range runs $450 to $850 per square, and where you land in it depends on the specific product and how much roof detail is involved.
A quick reminder before you multiply. Twenty two squares at $400 to $600 lands somewhere around $8,800 to $13,200, and that's roof surface, not your home's square footage. A 2,000 square foot house usually works out to 22 to 25 squares of roof, so the math tracks close to what most homes around here end up paying.
Here's the part that changes the conversation more than the material choice does. Deductibles have gotten high enough that they can matter just as much as the roof price itself. Two homeowners getting the same quote can end up looking at very different out-of-pocket numbers depending on what their policy actually requires them to pay first. If a storm is involved, it's worth understanding your deductible before you get too deep into comparing roof prices.
Going with a Class 3 or Class 4 shingle can also work in your favor on the insurance side. The Texas Department of Insurance requires companies to offer discounts on qualifying impact-resistant roof coverings, and Class 4 sits at the top of that scale.[3] The exact discount is set by each insurance company, so it varies, but it's worth asking your carrier before you settle on a material, since it can offset some of that higher upfront cost over time.
What the City and Your HOA Will Let You Do
This is the part homeowners need to know before they start picking colors or styles. The last thing you want to do is have your heart set on something only to find out it's not allowed.
Farmers Branch handles residential permits through its Building Inspections and Permits division. That's where a roofing permit gets pulled, and the final inspection gets scheduled.[1] We pull the permit in our name and schedule the inspection ourselves, because that paperwork is our job and not yours. This is a very important part of the process. Insurance carriers review permit history when they process a claim, and home buyers will review it with the home inspector when you sell.
If the house that needs the new roof is in Dallas, right next to Farmers Branch, the City of Dallas Building Inspection Department handles permitting, and a re-roof permit is required for full replacements.[2] Most of the cities we service all across Dallas-Fort Worth do something similar, and we handle the filing wherever the job is.
HOAs or historic districts can be another constraint, and many times it's more difficult than dealing with the city. Many neighborhoods in the Dallas-Fort Worth area have architectural and historical standards that can limit material, color, or profile of the roof. Some of them require approval before the work can begin. Some neighborhoods, especially historic ones, are stricter, along with historic neighborhoods where the roofline is part of the neighborhood's character. It is important to know all of this before you order anything, because a roof that is installed without approval could be removed at the owner's expense as well.
Picking a Material
Most people choose architectural asphalt shingles for their homes around Farmers Branch, Dallas, and North Texas. The reason for it is that they handle heat and hail reasonably well. It is the most affordable option that still holds up in our North Texas weather. Plus, impact-rated versions can lower your insurance costs. We use GAF Timberline HDZ on many of our roofing projects. Ask us about shingle types and what impact ratings mean for you.
Metal is also a very popular choice these days. It can cost more up front, but it lasts much longer, reflects heat instead of absorbing it, and doesn't bruise the same way an asphalt shingle does when a hailstorm hits. A standing seam version has no exposed fasteners, so they aren't exposed to extreme North Texas weather. Ask us if metal fits your home.
We also install Clay tile and slate on specific architectural styles, mostly in historic Dallas neighborhoods where the roofline is part of the neighborhood's design. They can last a very long time, and they are heavier, so the structure has to carry the additional weight. For flat and low-slope roofs, they will need a membrane system rather than shingles, and those are a whole different story.
We install all types of roofs. The right roof type for you depends on the house, the budget, and what your neighborhood will allow. We are here to help you through the whole process.
Color, Profile, and How It Reads on the House
Color is the decision people spend the most time on because it's hard to see exactly how it will look.
A shingle sample in your hand under a garage light looks nothing like a whole roof of the same shingle in the bright Texas sun. Darker colors tend to look even darker once they are installed on the roof than they do in your hand, and lighter colors can look more washed once installed. When we are able, we will show you the same product on a finished roof somewhere nearby, because that is really the best way to see it.
Lighter shingles do reflect more heat than dark ones, and in a Texas summer that can be very important. However, reflection of the sun doesn't matter as much as what is going on under the roofing material. A dark roof installed on a well-ventilated attic with the right insulation will outperform a light roof over a sealed-up attic every time. So if the goal is a cooler house, start with the attic ventilation before you start with the shingle color.
The roof profile is another part of deciding what you want. Architectural shingles have depth and shadow lines that give more design on most houses in the North Texas area, while a flat three-tab can look, well, flat from the street. On a home with a specific style, a tile or a standing seam panel can be the exact thing that makes it look good. And again, if an HOA is involved, they may have an opinion, so it's always important to check before you fall in love with something.
How to Read a Roofing Quote
You will probably get a few quotes, and they'll usually vary to some degree.
A real quote will itemize the process. It will tell you what will be removed, what the decking allowance is if there is poor decking, what underlayment will be laid down, what flashing is included, whether the permit is covered, and what happens with cleanup and disposal. A vague quote gives you one number and a material name, and the difference between that number and the final bill is generally where all the surprises will be.
- Ask what happens if the decking is bad. Almost every roof will have some, and you want to know the price is per sheet before any is discovered, not after.
- Ask whether the permit and the inspection are included, or if they will be billed separately.
- Ask what underlayment and what nails will be used. Ring shank nails hold better than smooth shank, and the difference between the two can show up the first time high winds get under a shingle edge.
- Ask who is actually doing the work, and whether they carry insurance and how much insurance they carry.
- Ask what the manufacturer warranty requires. Most enhanced coverage only applies if a certified contractor installs it to the manufacturer's specifications.
On that last one, we are a GAF Certified contractor, which is what lets us register the GAF System Plus Limited Warranty on qualifying installs. That covers manufacturing defects for fifty years without prorating, and it includes tear-off and disposal if a covered defect means the roof has to be removed. Ask us how this warranty applies to your roof.
If a contractor cannot easily answer these, that is a red flag, and I would push them on it or choose another roofing company.
How Long It Takes and When to Schedule
When we do a roof installation, it usually takes about a day. A simple gable roof on a typical single-story Farmers Branch ranch home is a single day job, start to finish, barring anything unexpected once the old roof comes off. Larger homes, and homes that have steeper pitches, or roofs with multiple gables and valleys, can take two to three days, because there is more cutting, trimming, and shaping. The extra labor increases the time it takes to install the roof.
Another factor that can increase the time is the weather and any surprises we may find as we remove the existing roof. If the decking is worse than it looked, we need to fix that before anything else so the new roof sits on solid decking for long-lasting support.
We're often asked whether there is a better time of year or a less expensive time to install a roof. North Texas has a pretty mild climate. So we can install a roof year-round, and because of this, the pricing doesn't change either. What changes is the availability. After a hail event comes through Dallas-Fort Worth, every roofer in the area can get booked solid very quickly. Outside of storm season the schedule opens up more, and you can generally pick what works best for you. So if the roof is not leaking and you have some flexibility, doing the installation in the quieter times allows for a better time slot on the calendar, not a better price. Season affects scheduling more than quality, and we broke down when to replace a roof in North Texas.
Frequently Asked Questions
Citations & Resources
- City of Farmers Branch, Building Inspections and Permits, farmersbranchtx.gov
- City of Dallas Building Inspection, Single Family Resident Information, dallascityhall.com
- Texas Department of Insurance, Products Qualifying for Impact-Resistant Roofing Credits, tdi.texas.gov
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