FAQ

Usually the part nobody can see: the decking under the old shingles. Soft or rotted sheets only show once the roof is off, which is why a DFW roofer calls rotten decking the most common surprise on a tear-off. Ask for a per-sheet rate on the quote, and for the replaced sheets to be counted and photographed, so that line can be checked.

In North Richland Hills, a local roofer publishes about $8,000 to $11,500 for a 1,200 to 1,800 square foot house and $11,500 to $15,000 for 1,800 to 2,500, and HomeGuide's NRH page puts asphalt at $5,000 to $10,500 on average. Those are estimates. Your figure follows the size, pitch, layers and, above all, the deck.

In North Richland Hills, yes: residential re-roofing needs a City permit unless the repair is 3 squares or less. It is issued by Building Inspections at City Hall, 4301 City Point Drive, the application states whether decking or rafters are replaced, and only a registered contractor, or a homestead owner doing their own work, can pull it.

For asphalt shingle on a typical North Richland Hills house it is well above the published local range of about $8,000 to $15,000 for 1,200 to 2,500 square feet, so ask what is in it. A full re-deck on a sound deck is one place a number grows. It sits at the top of the $8,000 to $30,000 HomeGuide publishes for metal here.

There is no published Texas or North Richland Hills repair average in our research, so national figures are the estimate: most repairs run $300 to $3,000, with the average homeowner paying around $900. A few missing shingles or a pipe boot sits at the low end; a soft sheet cut out under the damage sits higher.

One who looks at the attic before quoting, writes a per-sheet decking rate instead of a lump sum, keeps sound sheets and photographs the ones replaced, and pulls the City permit. Texas issues no roofing license, but North Richland Hills requires contractors doing permitted work to register, so ask for that registration.

Leaks in more than one place at once; shingles that crack when lifted or have lost their granules across whole slopes; hail damage counted across most of the roof; a sag between rafters you can see; and daylight through the deck in the attic. Asphalt shingles are generally rated at 15 to 30 years, so age prompts a look, not a verdict.

More than the published local table, which stops well short of that size: about $11,500 to $15,000 for 1,800 to 2,500 square feet. A 4,000 square foot house carries more roof, and on an older one more deck that may need sheets. One DFW roofer puts most metro tear-offs at $14,500 to $32,000. Every one of those is an estimate.