Roof replacement

When it is time

A roof rarely fails all at once. It sheds granules into the gutters. It curls at the edges. It lets one stain onto the bedroom ceiling and waits to see what you will do.

In San Antonio an asphalt roof lasts somewhere between 15 and 25 years, depending on the sun, the attic ventilation and how many hailstorms it has met. If yours is past 15 and showing two of the signs above, a replacement is worth pricing. If it is younger, ask about a repair first. We will tell you which one makes sense, and we will put it in writing.

What a replacement includes

• Tear-off to the deck. We do not lay new shingles over old ones. An overlay hides rot, and many manufacturers limit their warranty on it.
• Deck inspection. Soft or rotten decking is replaced at a per-sheet price we quote before the job starts, not after.
• Underlayment. Synthetic underlayment over the whole deck, and self-sealing membrane in the valleys and around every penetration.
• Metal and vents. New drip edge, pipe boots, flashing and ridge vent. Old flashing is where most leaks start, so it does not get reused.
• The roof. Architectural shingles, standing-seam metal or tile.
• The paperwork. Permits, inspections and the dump trailer.

How the price is built

You get one written estimate with every line: material by the square, tear-off, a decking allowance, flashing, ventilation, permits and disposal. If a number changes, it changes because the deck surprised us, and you see the photo before you see the bill.

We do not run "today only" pricing. The estimate holds for 30 days. Get two others. We will wait.

The day of the install

The crew arrives at 7 a.m. Tarps go over the landscaping and the AC unit. Tear-off and dry-in happen the same day, so the house is never open to the sky overnight. Most homes are finished in one or two days.

At the end, a magnetic sweeper goes over the yard, the driveway and the beds. The project lead walks the roof with you or sends photos of every slope. Your choice.

The warranty

The manufacturer warrants the material. We warrant the work for ten years on a replacement, in writing. If you sell the house, it transfers once to the buyer, which is a pleasant thing to be able to tell a buyer.

What it costs

Most San Antonio homes land between $11,500 and $22,000 for architectural shingles. Size, pitch, layers to remove and decking drive the number. Metal and tile cost more. The inspection that produces your exact price is free.