The short answer
Published DFW sources give two ranges for an asphalt shingle roof.
| Roof type | Per square | Most 2,000 to 3,000 sq ft homes |
|---|---|---|
| Architectural shingles | $450 to $750 | $9,000 to $22,000 |
| Class 4 impact-resistant shingles | $550 to $850 | $11,000 to $26,000 |
These are budgeting ranges drawn from published DFW sources. They are not quotes. Ranges are for self-pay projects. Your written, itemized quote after inspection is the only binding price. Insurance-funded work follows your insurer's approved scope and your deductible.
The rest of this post explains where your home is likely to fall, and why.
How per-square pricing works
Roofers do not price by the square foot. They price by the square. One square is 100 square feet of roof surface.
So the math is simple once you know the roof's size. A roof with 2,500 square feet of surface is 25 squares. Multiply the squares by the per-square price to get a rough total.
Two things trip people up:
- Roof area is not floor area. We measure the roof itself, slope by slope.
- The per-square price is a full job price. Tear-off of one existing layer is included in published per-square ranges.
Ask every roofer how many squares they measured. If two quotes show different sizes, the totals cannot be compared until that is sorted out.
What pushes a price up or down
Four items explain most of the gap between the low and high ends.
1. Shingle class
Class 4 is the highest impact rating under the UL 2218 test. Published DFW ranges put it at $550 to $850 per square, against $450 to $750 for standard architectural shingles.
On a 2,000 sq ft roof, the Class 4 upgrade typically costs $1,500 to $4,000 more. A Class 4 roof can lower your homeowners premium. Each insurer sets its own discount and paperwork, so ask your agent before you decide.
Our Class 4 shingles page covers the rating and the insurance form in detail.
2. A second layer of shingles
Some older roofs have new shingles nailed over old ones. Tearing off that second layer adds $500 to $3,000.
You should not have to take this on faith. A photo at the roof edge shows the layers. We include that photo before the line appears on a quote.
3. Decking
Decking is the wood sheathing under the shingles. Published DFW ranges put replacement at $75 to $130 per sheet.
No one can see all the decking until the old shingles are off. So a fair quote states a per-sheet price up front. We replace a sheet only if it is rotted, and we photograph it before we do.
4. A steep roof
Pitch is the steepness of the roof. A roof at 8/12 pitch or more adds 15% to 25%.
Does sales tax get added?
On a standard residential job, no extra tax line appears. Texas does not tax labor on residential roof and fence work.
On our standard lump-sum residential contracts the price you see is the price you pay. We pay sales tax on materials. Commercial repair and re-roof projects are subject to Texas sales tax, which is shown on the quote.
Permits can differ by city
Permit rules are set city by city in DFW, and they do not match. For example, Fort Worth requires no permit for shingle-only work on a one- or two-family home. Southlake requires a re-roof permit.
We pull the permit wherever your city requires one. Ask each roofer to show the permit as its own line.
If insurance is paying for the roof
Many storm-damaged roofs are covered by homeowners insurance. Your insurance company decides coverage.
On an insurance job, your cost is shaped by your deductible, not by the ranges above.
Many North Texas policies now carry a 2% wind and hail deductible. It is a percentage of the home value on your policy, not a flat fee.
Here is an example only, not a figure from your policy:
| Home value on the policy | 2% wind and hail deductible |
|---|---|
| $400,000 | $8,000 |
| $475,600, the Collin County median home value | About $9,500 |
Compare that to the published ranges. A deductible near $9,500 is about the low end of the range for an architectural shingle roof. Check your own policy's declarations page for your number.
Texas law requires you to pay your deductible. We give you an invoice and receipt showing it was paid.
The roles are clear on an insurance job. You file the claim. Your insurer decides coverage and the amount. We build the roof. We give you a written, itemized estimate you can share with your insurer.
How to compare two roof quotes
The Texas Department of Insurance advises getting more than one bid. Bids are only useful if you can line them up. Here is a checklist.
- Same roof size. Check the number of squares on each quote.
- Same shingle class. An architectural quote and a Class 4 quote are different products.
- Layers. Does the quote say how many layers will be torn off?
- Decking price. Is there a per-sheet price in writing, or an open-ended allowance?
- Pitch. If your roof is steep, is the charge shown?
- Permit. Is it listed where your city requires one?
- Line items. Can you see each material and labor line, or only one total?
- Evidence. Is there a photo for each problem the roofer says needs fixing?
- Blank spaces. TDI advises never signing a contract with blank spaces.
- Payment terms. TDI advises against paying in full up front.
A lump-sum quote makes most of these checks impossible. That is why ours lists every material and labor line in writing.
Want to see what that looks like before anyone visits? Open our sample quote. Every line on it is the kind of line you should expect on a real one.
What a quote from us includes
We start with a free inspection and a photo report you keep. If the roof needs replacing, the quote follows the photos.
- Every material and labor line, in writing
- The measured size of your roof in squares
- A per-sheet decking price, charged only for rotted sheets we photograph
- Dated photos of tear-off, decking, underlayment, flashing and final cleanup once work starts
If we recommend an item, we show you the photo. If we cannot show photo evidence for it, that line comes off the quote.
Next steps
For a quick range on your own home, use the calculator on our roof replacement cost page. For how the job runs from tear-off to cleanup, see roof replacement.
A range is a starting point. The only binding number is a written, itemized quote after we have been on your roof. Book an inspection and we will bring the camera.