Frequently Asked Questions - Roofing in Dallas, TX
Straight answers to the questions Dallas homeowners ask us most, from cost to warranties. If you don't see your question here, call (903) 499-4441 and ask us directly.
Pricing & Cost FAQs
A full roof replacement in Dallas typically runs between $9,000 and $18,000 for an average single-family home, depending on square footage, roof pitch, materials, and the condition of the decking underneath. Architectural asphalt shingles sit at the lower end of that range. Standing seam metal or a specialty material like Boral tile will push toward the upper end. In neighborhoods like Oak Cliff, we see a lot of older homes with original cedar or composition shingles over plank decking, which often needs more prep work. The only way to get an honest number for your roof is a measured, on-site inspection. We put the price in writing before any work starts, so you'll know the full scope and cost before you sign anything. Call (903) 499-4441 to schedule a free estimate.
Most Dallas roof repairs land between $350 and $1,200. A small shingle patch or a single pipe boot replacement sits at the low end. A repair involving damaged flashing, valley work, or decking replacement runs higher. Hail damage repairs in Garland, Mesquite, or Rowlett often involve multiple areas across the roof, which adds up quickly. The real variable is what the repair exposes once shingles come up. We've pulled back shingles in University Park and found decking that looked like a sponge. A written, line-item estimate before work starts means you'll never find out what the repair costs after it's already done. Call (903) 499-4441 and we'll take a look.
You'll generally see roofing work quoted between $4.50 and $8.00 per square foot for asphalt shingles in Dallas. That's not how most roofers actually bid the work, though. We price by the job, not by square foot, because roofs have valleys, penetrations, flashing, and pitch changes that make a per-square-foot number misleading. A simple, low-pitch ranch in Seagoville will cost less per square foot than a steep, cut-up roof in Uptown Dallas with a dozen penetrations. The square foot number matters less than what's included. Our written quotes break down every line item so you can see exactly what you're paying for, and the price doesn't move once you approve it.
No. We give a written price before any work begins, and that's the price you pay. The only exception is if the tear-off exposes hidden damage that could not be seen before work started, like rotted decking or failed underlayment. If that happens, we stop, show you what we found, explain what it means, and give you a written price for the additional work before we proceed. You approve it first. You never get a surprise bill at the end. That's the Garrison Standard, and it's how every Brennan Roofing location works. Call (903) 499-4441 for a free roof inspection in Dallas, and we'll put the numbers in front of you in plain language.
Yes, metal roofing generally costs two to three times more than architectural asphalt shingles in the Dallas market. A shingle roof typically runs $9,000 to $14,000 on an average home, while a standing seam metal roof on the same house often lands between $18,000 and $35,000. The tradeoff is lifespan. A quality shingle roof installed right lasts 20 to 30 years in Texas weather. Metal can last 40 to 60. For homes in Cedar Hill or Lancaster that get the full brunt of Texas sun and spring hail, metal offers real long-term value. We work with standing seam systems and can give you a straight comparison on paper so you can decide with real numbers, not a sales pitch.
Service & Process FAQs
Most asphalt shingle roof replacements in Dallas take one to two days on site. A simple ranch home in Seagoville or Hutchins can often be torn off and re-roofed in a single day. Larger or steeper roofs, like many homes in University Park or Uptown Dallas, generally take two days. Metal roofs and specialty materials like Boral tile frequently take three to five days. Weather plays a role, especially in spring and fall when rain can interrupt the schedule. We'll give you a clear timeline when we write your estimate, and the crew shows up inside the window we gave you. Call (903) 499-4441 to get your project on the calendar.
We replace decking where it's rotted, warped, or delaminated, and we quote it as a per-sheet price in your written estimate before we start. You won't discover decking replacement as a surprise on the final bill. North Texas roofs deal with a lot of heat and humidity, and we regularly find decking damage on older homes in Oak Cliff and Garland that have been holding moisture under old shingles for years. If we find decking that looks questionable during the tear-off, we'll show it to you, explain why it matters, and get your approval before we proceed. The goal is a roof that's right underneath as well as on top.
We serve the full Dallas metro area, including Garland, Mesquite, Rowlett, Cedar Hill, Lancaster, University Park, Seagoville, Red Oak, Hutchins, Uptown Dallas, and Oak Cliff. Our Dallas location handles roofing repairs and replacements across the metro, and our team knows the local landscape. We understand the hail patterns that hit Mesquite and Garland harder than some northern suburbs, and we know how older roof structures in Oak Cliff and University Park were originally built. That local knowledge means fewer surprises and a better outcome. If you're in the Dallas area and wondering whether we cover your neighborhood, call (903) 499-4441 and ask.
Yes. Roof inspections and estimates are free of charge. We come out, get on the roof, take measurements, and look at flashing, vents, decking, and the overall condition of your roof. Then we put everything in a written estimate with a breakdown of costs and the scope of work. No phone-only estimates, no ballpark pricing that changes later. You get a number you can plan around. If you're deciding between repair and replacement, we'll show you both options side by side so you can weigh the cost and the years remaining on your current roof. Call (903) 499-4441 to schedule your free Dallas roofing estimate.
First, we'll walk the property with you and confirm the scope. Then the crew tears off the old roof, inspects the decking, and repairs or replaces anything that needs it. Next comes underlayment, then flashing at penetrations and edges, then the shingles or metal system. Finally, we clean the site. We run magnets through the yard to pick up old nails, clear debris from gutters, and leave the property squared away. During the job, one of our coordinators is available by phone if you have questions. When we finish, we walk the roof with you so you can see the work. That's aftercare, and it's part of the job in Dallas.
We can help you through the insurance claim process, and we've worked with many Dallas homeowners after spring hailstorms. The process starts with a roof inspection to document what the storm did. You file the claim with your insurance company, and the adjuster comes out. We can be present during the adjuster's visit to make sure the damage is seen clearly. Once the claim is approved, we do the work for the amount your insurance pays, and we write everything out so there's no confusion. Hail is a fact of life in Dallas, Mesquite, and Rowlett, and we know the process well. Call (903) 499-4441 to talk about your claim.
Brands & Parts FAQs
We install architectural asphalt shingles, standing seam metal, and tile systems from manufacturers including IKO, Atlas, and Tamko. The right material for your Dallas home depends on your roofline, your budget, and how long you plan to stay in the house. Asphalt shingles remain the most common choice across Dallas and its suburbs because they offer a strong balance of cost, durability, and lifespan. Metal systems handle hail well and run cooler in Texas summers. We'll show you samples, explain the warranties that come with each manufacturer, and help you choose a system that fits your home. The material choice matters, but installation quality matters more.
Architectural asphalt shingles installed correctly in Dallas typically last 20 to 30 years. The Texas climate works against roofs in specific ways: intense UV exposure breaks down the asphalt compounds, spring hail can bruise and crack shingles, and summer attic temperatures accelerate wear from underneath if ventilation is poor. That's why we inspect attic ventilation on every roof we replace in Dallas. A roof that can't breathe fails early, no matter what brand is on top. We install Atlas, IKO, and Tamko shingles with the manufacturer's required underlayment and fastening practices. Installation by the book is what gets you the full rated lifespan.
Yes. We handle low-slope and flat roof systems, which are common on mid-century homes in Oak Cliff and parts of Dallas. Low-slope roofs need different materials and detailing than pitched roofs. The flashing and drainage details matter more on a roof that doesn't shed water quickly. We use systems designed for the Texas climate, with attention to the seams, edges, and penetrations that typically fail first. If you have a flat section over a porch, carport, or a full flat roof, we can inspect it and tell you honestly whether it needs repair or replacement. Call (903) 499-4441 and we'll take a look from the roof, not from the street.
Licensing & Insurance FAQs
Every pro working under the Brennan Roofing name is required to hold the license and insurance their state requires. That's a non-negotiable standard from the brand level down to every independent local location, including ours in Dallas. Insurance coverage protects you from liability if something goes wrong during the project. Licensing shows that the people on your roof have met minimum state requirements for the trade. Before you hire any roofer, ask to see proof of both. A legitimate contractor will show you without hesitation. Call (903) 499-4441 and we'll be happy to walk you through our credentials before you make a decision.
Yes, we handle permits. The City of Dallas and most surrounding municipalities, including Garland, Mesquite, and Rowlett, require permits for roof replacements and many repairs. We pull the permit, schedule the inspections, and make sure the work passes before we call the job done. Permits protect you because they mean the work gets checked by a city inspector who has no stake in our company. If a roofer tells you a permit isn't necessary, verify that with the city directly. We do it by the book, the first time, and the book includes the permit. Call (903) 499-4441 to ask about your specific project and what the city requires.
You can, and we'd never discourage you from doing your homework. What we'd tell you is to compare bids line by line, not just by total price. Does the bid include permit fees? Decking replacement? Haul-off and disposal? What warranty does the roofer offer in writing? A cheap bid that doesn't include these things is not actually cheaper. We put our price in writing before any work starts and stand behind the work for a full year. That's the Garrison Standard. The homeowners we work with in Dallas aren't looking for the cheapest roof. They're looking for a roof that's done right, and that's what we offer. Call (903) 499-4441 for a written estimate.
Emergency & Response FAQs
First, protect the interior. Move furniture and valuables out of the way, and put a bucket or tarp under the leak. Then call a roofer. If the leak is active, a temporary tarp on the roof can prevent further water damage until permanent repairs can be made. Our Dallas location is open Monday through Friday from 7:00 AM to 7:00 PM, and Sunday from 7:00 AM to 7:00 PM. Call us at (903) 499-4441 during those hours and we'll get you on the schedule. A leak that's been running through your ceiling has probably been working through the roof deck for a while, so don't wait until the stain spreads.
We respond to storm damage and active leaks as quickly as our schedule allows. Our phones are open Monday through Friday from 7:00 AM to 7:00 PM and Sunday from 7:00 AM to 7:00 PM, and in the case of a storm, we triage calls based on the severity of the damage. A roof with a tree limb through it gets prioritized over a small shingle issue. If you have storm damage or an active leak in Dallas, Garland, Mesquite, or any of the communities we serve, call (903) 499-4441 and tell us what's happening. We'll give you a straight answer about what we can do and when.
In most cases, we can get an inspection scheduled within a few business days. During storm season, after a major hail event, the schedule fills faster. That's reality. What we won't do is promise a time we can't keep. The Garrison Code says we show up inside the window we gave, and that starts with the inspection appointment. If you're dealing with an active leak, tell us when you call and we'll factor that into the scheduling. Call (903) 499-4441 and our coordinator will find a time that works. You'll know when we're coming, and we'll be there when we said we would.
Warranty & Guarantees FAQs
Every roof we install is guaranteed in writing for a full year. If the work fails during that time, we come back and make it right at no charge. That's the Garrison Standard, and it applies to every job, every roofing system, every customer. Beyond that, the shingle manufacturers we install, including Atlas, IKO, and Tamko, offer their own material warranties that can range from 20 years to lifetime coverage depending on the product line. We'll explain what each manufacturer warranty covers and what it doesn't, in plain language, before you choose your materials. Call (903) 499-4441 to talk through warranty options for your Dallas roof.
Manufacturer warranties from shingle makers like Atlas, IKO, and Tamko cover defects in the shingle material itself. That means the shingle fails because of a manufacturing problem, not because of installation errors or normal weathering. The length of coverage varies by product line, from 20 years to lifetime on premium architectural lines. Labor to remove and replace defective shingles is typically covered only in the first few years, and then prorated or excluded. That's why installation quality matters so much. A shingle that's installed wrong will fail early, and the manufacturer will point at the installer. We install to manufacturer specification so the warranty is real. We'll explain the fine print before you decide.
Call us. If the issue is covered under our one-year workmanship guarantee, we'll come back and fix it at no charge. If it's after that window or the issue is unrelated to our work, we'll still come look and give you an honest answer about what's going on and what it will cost to address. The Garrison Code says we stand behind the work for a full year, and that's the minimum. Travis Oakley leads our Dallas location and the standard here is simple: a customer who hires Brennan Roofing should never feel like they're chasing us down. Call (903) 499-4441 and we'll sort it out.
Yes. The workmanship warranty comes from us, and it covers the installation itself for a full year. The manufacturer warranty comes from the shingle maker and covers the materials. These are two different things, and you should have both in writing. Some roofers lean entirely on the manufacturer warranty as if it covers everything. It doesn't. If the flashing was installed wrong or the underlayment was skipped, that's a workmanship problem and the manufacturer will not pay for it. Our one-year written workmanship guarantee is the Garrison Standard on every job, and we put it in writing before work starts. Call (903) 499-4441 to get a written, warrantied estimate for your Dallas roof.
Brennan Roofing is the roofing company of the Garrison Partners family, and our Dallas location is led by Travis Oakley. The brand exists across multiple cities, but each location is an independently owned and operated local business that agreed to work to the Garrison Standard. That standard is simple: show up inside the window we gave, put the price in writing before any work starts, do the job by the book the first time, leave the site clean and squared away, and stand behind the work for a full year. The name Brennan is an old Irish surname, easy to say on the phone, and it sounds like a company that has been on the roof for years.
The honest answer is that we're not for everyone. If you're looking for the absolute cheapest bid and don't care about the details, we're probably not your roofer. If you're worn out by no-shows and prices that move at the door, we're built for you. We show up when we say we will. We write the price down before work starts. We do the job by the book. We leave your yard cleaner than we found it. And we stand behind the work in writing for a year. Our Dallas team knows this city's roofs, from Uptown to Seagoville. Call (903) 499-4441 and see if we're the right fit.
Written by Travis Oakley, Owner at Brennan Roofing Co Dallas, serving Dallas and the surrounding metro since 2000.
Still Have Questions?
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