What does a roof replacement cost in Fort Worth?
HomeAdvisor reports that most Texas homeowners pay between $6,000 and $20,000 to replace an asphalt shingle roof, with a state average of about $13,000 for 2,000 square feet of roof. Your price depends mainly on the size of the roof, its pitch and complexity, the shingle you choose, and the condition of the decking. Roofs are measured in squares, and one square is 100 square feet of roof surface. A typical North Texas home has between twenty and forty squares.
What affects the cost of a roof replacement
Roof size is the biggest factor, and it is measured on the roof surface instead of the floor plan. A two-story house with a steep front gable has more roof area than a single-story ranch with a low pitch, even when the floor plans are the same size.
Pitch affects both the area and the labor. Once a roof is steeper than about 7:12, crews need additional safety equipment and staging and have to work more slowly, which raises the labor cost.
Complexity also adds cost. Each valley needs to be cut and flashed, and each dormer, chimney, skylight and pipe needs to be sealed. Two roofs with the same area can take very different amounts of work.
Material is the next factor. Three-tab shingles are the least expensive, architectural shingles are the most common choice, and designer and Class 4 impact-resistant shingles cost more. Metal and tile are priced separately. Decking is the last factor, and damaged decking cannot be priced until the old roof is removed. It is usually charged per sheet, and on an insurance job the extra sheets are added as a supplement.
How insurance affects what you pay
When storm damage is covered by insurance, your out-of-pocket cost is usually your deductible. The insurance company pays the rest of the covered loss.
Check whether your policy pays replacement cost value or actual cash value. A replacement cost policy pays what a new roof costs, usually holding back depreciation until the work is finished and then releasing it. An actual cash value policy pays the depreciated value of the old roof, which can be much less on an older roof.
You are responsible for paying your deductible. Under Texas law, a contractor cannot waive, absorb or rebate it.
How to compare roofing quotes
Compare what each quote includes along with the price. A complete quote should list tear-off, synthetic underlayment, ice and water shield in valleys and around penetrations, new drip edge, new pipe boots, ridge vent, disposal and the permit.
Ask how decking replacement is handled and what it costs per sheet.
Ask about the manufacturer warranty and the workmanship warranty separately. The manufacturer warranty covers the shingles, and the workmanship warranty covers the installation.
A lower quote may leave out tear-off, underlayment or the permit. These items affect how long the roof lasts, so confirm they are included before comparing prices.
Related Questions
What is a roofing square?
A square is 100 square feet of roof surface. Roofing materials and labor are both priced by the square, and a typical North Texas home has between twenty and forty squares.
Why does my neighbor's quote differ so much from mine?
Differences in pitch, valleys and roof penetrations are the usual reasons. A steep roof with many valleys takes more labor and flashing per square than a simple, low-pitch roof.
Can anyone give a real price without visiting?
A contractor can give a rough range, but an accurate price requires an inspection. Pitch, decking condition, the number of existing layers and the condition of the flashing all affect the price, and none of them can be seen in a satellite photo.
