A new roof in Dallas runs $9,500 to $42,000 in 2026, with most single-family homes landing between $14,800 and $22,400 for a standard architectural asphalt tear-off and replace. That’s the honest answer before we get into pitch, decking surprises, code upgrades, and the carrier games that move the final number. I’m Mahmoud Abu Saad, I co-founded Roof Raiders & Co. with my wife Sara in 2022, and we’ve installed or supplemented north of 600 DFW roofs since then. Below are the actual ranges we’re quoting today across Dallas, Plano, Frisco, and the broader Metroplex, plus the variables that swing your bottom line by five figures.
Tear-off and dry-in on a roughly 28-square North Texas home, with soft decking spots exposed under the old shingles.
the short answer by roof size and material.
Dallas roofs are priced per square (one square = 100 sq ft of roof surface), not per square foot of house. A 2,400 sq ft single-story ranch with a simple 6/12 pitch is usually 24 to 28 squares. A two-story 3,200 sq ft home in Highland Park with dormers and a 9/12 pitch can hit 38 to 45 squares once you count the steep walkable and the waste factor.
Here’s where 2026 pricing sits for a complete tear-off and replace in DFW, including underlayment, ice and water shield at valleys and eaves, drip edge, ridge vent, pipe boots, and standard flashing:
| Material | Per square (installed) | Typical 2,400 sq ft home | Typical 3,500 sq ft home |
|---|---|---|---|
| 3-tab asphalt (rarely sold now) | $385 to $450 | $9,500 to $12,500 | $14,500 to $18,000 |
| Architectural asphalt (CertainTeed Landmark, GAF Timberline HDZ) | $525 to $695 | $13,800 to $19,200 | $20,500 to $28,500 |
| Designer asphalt (Landmark PRO, Grand Manor) | $725 to $950 | $19,500 to $25,800 | $28,500 to $38,000 |
| Standing seam metal (24 ga) | $1,250 to $1,650 | $32,000 to $42,000 | $47,500 to $62,000 |
| Concrete tile | $1,400 to $1,950 | $36,000 to $51,000 | $52,000 to $68,000 |
| Synthetic slate (DaVinci, Brava) | $1,750 to $2,400 | $44,500 to $62,000 | $65,000 to $84,000 |
If you’ve got a flat or low-slope section (common on mid-century homes off Greenville and in parts of Plano), TPO or modified bitumen runs $11.50 to $16.75 per sq ft. We handle those under TPO roofing and flat roof repair and they usually get bid as a separate line item from the steep slope.
what’s actually driving 2026 prices in dfw.
Three things are pushing numbers higher than they were even 18 months ago, and one is pulling them down. You should know all four before you sign a contract.
Asphalt shingle raw material costs are up roughly 8.4% year over year. CertainTeed, GAF, and Owens Corning all pushed price increases through in Q4 2025, and we expect a second increase in Q2 2026. If you’re getting bids today versus waiting until June, the same scope will probably cost you $900 to $1,800 more by mid-summer.
Labor is tight. Good crews in DFW are booked 4 to 7 weeks out year-round now, not just after storms. The June 17, 2024 wind event that tore through Mesquite and Garland still has a backlog of supplemental scopes being worked. We staff our own crews and don’t sub out, which costs us more but means we can hold our quoted price.
Code upgrades. If your roof was installed before 2012, expect to pay for synthetic underlayment instead of 15-lb felt, ice and water shield in valleys per current code, and in some North Dallas ZIPs an upgraded drip edge spec. That’s $400 to $1,100 in materials your neighbor didn’t pay for in 2018.
The deflator: insurance claims. If you had storm damage from any of the major DFW hail dates (May 28 2023, April 9 2024, May 23 2024, June 17 2024) and your claim is still open or recently filed, your out-of-pocket might be just your deductible. More on that in the insurance section below.
Landmark PRO architectural asphalt shingles in a Weathered Wood tone going down on a North Texas replacement.
the line items that should be on your estimate.
The biggest pricing trap in Dallas isn’t a crooked contractor charging too much. It’s a low bid that’s missing line items, so you sign for $14,200 and end up paying $18,600 once decking, code upgrades, and detached structures hit the change order pile. Your estimate should spell out every one of these:
- Tear-off of existing layers (priced per square, more for two-layer tear-offs)
- Decking replacement allowance ($85 to $135 per sheet of 7/16 OSB or 1/2” plywood)
- Underlayment type and weight (synthetic vs. felt, brand specified)
- Ice and water shield at eaves, valleys, and around penetrations
- Drip edge gauge and color
- Shingle brand, line, color, and warranty length
- Ridge vent linear footage and brand (or alternative ventilation)
- Pipe boots, attic fans, and flashing counts and materials
- Step and counter-flashing at chimneys and walls
- Gutter detachment and reattachment if applicable
- Detached structures (garage, shed, pergola) listed separately
- Permit cost and who pulls it
- Cleanup, magnetic sweep, and dump fees
- Workmanship warranty terms and length
If two of those are missing from the bid you’re holding, that contractor is either inexperienced or planning to surprise you later. We put all 14 on every estimate, even when the answer is “n/a, no chimney.”
decking. the line that breaks budgets.
I want to single this out because it’s the line that turns a $16,500 quote into a $19,800 final invoice more often than anything else.
Most Dallas homes built before 2002 were sheathed with 1x6 or 1x8 plank decking, not plywood or OSB. When we tear off, we find rot, splits, or gaps wider than current code allows. Standard practice in our quotes is to include 2 sheets of decking replacement free, then charge $115 per sheet beyond that for plywood, or $14 per linear foot for plank replacement.
A typical 1990s Plano or Frisco home needs 3 to 7 additional sheets. A 1960s Lakewood, M Streets, or Casa Linda home with plank decking can need $1,800 to $3,400 in deck repair we can’t see from the ground. Ask any bidder how they handle decking before you compare prices side by side, because a bid with zero decking allowance is hiding $1,500 to $3,000.
insurance claims and what your carrier actually pays.
If your roof has hail or wind damage from a covered storm, you’re not paying retail. You’re paying your deductible, period, and your carrier covers the rest at Replacement Cost Value (RCV) if you have an RCV policy, or Actual Cash Value (ACV) minus depreciation if you don’t.
Here’s how the math actually works on a typical Dallas claim:
- Carrier’s adjuster writes a scope with line items priced from Xactimate (the industry pricing software)
- They subtract your deductible (usually 1% to 2% of dwelling coverage, so $3,000 to $7,500 on most DFW homes)
- They subtract depreciation based on roof age (your “ACV check”)
- After we complete the job and submit final invoice plus photos, they release the recoverable depreciation (“RCV check”)
- If the original scope missed line items (it almost always does), we file a supplement with photos and code citations
That supplement process is where 70% of homeowners get shortchanged if they don’t have a contractor handling it. The adjuster’s first scope on a 30-square hail claim is almost always $4,200 to $9,500 light. We’ve supplemented six-figure totals out of carriers that initially denied “wear and tear” claims when the hail bruising was clearly storm-related.
A note on ACV vs. RCV: if you have an ACV-only policy and a 17-year-old roof, your carrier might cut you a check for $4,800 on a job that costs $18,500. That’s not a contractor problem, that’s a policy problem, and you need to know which one you have before a storm hits. Read your declarations page.
We handle the full claim cycle on hail damage roof repair and storm scopes, including the adjuster meeting, the supplement, and the depreciation release. No fee for that. It’s built into the job.
An illustration of an insurance scope sheet shown next to a hail-bruised asphalt shingle sample.
price by city. what we’re quoting across the metroplex.
Same roof, different ZIP, different number. Here’s why. Permit costs vary, dump fees vary, drive time varies, and some cities require additional inspections.
| City | 28-square architectural asphalt (typical) | Notes |
|---|---|---|
| Dallas | $16,800 to $21,400 | Higher permit and inspection fees, more steep-pitch homes |
| Plano | $15,400 to $19,800 | Faster permits, lots of 1990s plywood-decked homes |
| Frisco | $15,900 to $20,200 | Newer construction, higher pitch averages |
| McKinney | $15,200 to $19,400 | Similar to Plano profile |
| Highland Park | $22,500 to $34,000 | Designer shingle market, slate and tile common |
| Fort Worth | $14,800 to $18,900 | Lower dump fees, slightly lower labor |
| Mesquite / Garland | $14,200 to $18,200 | Still high storm-claim volume from June 17 2024 |
These are full tear-off and replace numbers with architectural shingles, synthetic underlayment, ridge vent, and standard flashing. Detached garages and complex roof geometry move the number up.
timeline and what to expect during install.
A standard 24 to 32 square asphalt tear-off and replace in DFW is a 1 to 2 day job if the weather cooperates. Here’s the actual sequence:
Day before: Material delivery. The dump truck drops your shingles, underlayment, and accessories on your driveway or roof. Move cars out of the garage.
Day of, 6:30 to 7:00 AM: Crew arrives, tarps go down to protect landscaping and the AC condenser, magnetic sweep equipment gets staged.
7:00 to 11:00 AM: Tear-off. Old shingles, felt, and damaged decking come off. This is the loudest part. Plan to be out of the house if you work from home.
11:00 AM to 2:00 PM: Decking replacement, drip edge, ice and water shield, synthetic underlayment goes down. House is dried in by lunch.
2:00 PM to end of day: Shingles, ridge vent, flashing details.
Day 2 (if needed): Final detail work, ridge cap, paint vent stacks, gutters reinstalled, magnetic sweep, photo documentation.
Day 3 to 7: City inspection. Most cities turn this around in 2 to 4 business days in 2026.
If we tell you “1 day” on a 40-square roof, we’re lying. Don’t believe anyone who says otherwise.
Materials and a dumpster staged the evening before a North Texas roof replacement.
payment plans, deductibles, and out-of-pocket reality.
If you don’t have an insurance claim and you’re paying out of pocket, you have two ways to pay: cash, or our in-house zero interest payment plan on qualifying projects. A larger upfront deposit gets the work started and the balance is split over flexible terms depending on the size of the project. We lay out the details on our payment plans page and our consultant will walk you through the numbers without pressure. For the full comparison of insurance, cash, and payment plan paths, see our roof replacement financing guide.
If you have an insurance claim, your out-of-pocket is your deductible, full stop. Be wary of door-knockers after a storm: out-of-state plates, no local address you can drive to, and pressure to sign a contract before your adjuster has even seen the roof are the red flags that matter.
how to verify a bid before you sign.
Five things to check on any Dallas roof bid before you write a deposit:
- Insurance and credentials. Texas doesn’t license roofers, but RCAT (Roofing Contractors Association of Texas) certification, manufacturer credentials (CertainTeed ShingleMaster, GAF Master Elite), and current general liability + workers comp certs filed directly from the carrier to you are the real signals.
- Physical address. Out-of-state storm chasers will list a UPS Store. Drive by the address before you sign.
- Local references from the last 90 days. Ask for 3 to 5 neighbors within 10 miles whose roofs they did recently. Drive by.
- Manufacturer warranty registration. A genuine 50-year transferable warranty only exists if the contractor is certified by the manufacturer and registers the install. CertainTeed ShingleMaster contractors (we’re one of about 3% of contractors nationwide who qualify) can offer the SureStart PLUS warranty. Most can’t.
- Workmanship warranty. Ours is 10 years on labor, transferable. Anything under 5 is a red flag.
You can also run our free roof cost calculator to get a no-pressure ballpark before any contractor steps on your property.
frequently asked questions.
How much does a new roof cost in Dallas in 2026? Most Dallas single-family homes spend between $14,800 and $22,400 for a full architectural asphalt tear-off and replace in 2026. Designer shingles run $19,500 to $38,000, and metal or tile roofs run $32,000 to $68,000. Final price depends on roof size, pitch, decking condition, and whether you have an insurance claim.
Will my insurance pay for a new roof? If you have a documented hail or wind claim from a covered storm and your roof shows storm-related damage, your carrier will pay for replacement minus your deductible. For ACV policies, they’ll also subtract depreciation based on roof age. We document and supplement claims as part of every storm job.
How long does a roof replacement take in Dallas? A typical 24 to 32 square asphalt replacement takes 1 to 2 days of on-site work, plus a city inspection 2 to 7 days later. Larger or more complex roofs (steep pitch, multiple dormers, slate, tile) can take 3 to 7 working days.
What’s the best shingle for the Dallas climate? For asphalt, we install CertainTeed Landmark and Landmark PRO most often. They’re rated for Class 3 impact (PRO is Class 4), which qualifies for impact-resistant shingle discounts on most Texas homeowner policies. The discount alone often covers the upgrade cost within 4 to 7 years.
Can I just repair my roof instead of replacing it? Sometimes. If you have isolated damage on a roof that’s under 12 years old and otherwise in good shape, repair makes sense. If you’ve got widespread hail bruising, multiple leaks, or a roof past 17 years, repair money is better spent on replacement. We’ll tell you straight which one you actually need.
Do you require a deposit? For cash jobs, yes, typically 30% at material delivery. For insurance claims, the ACV check from your carrier functions as the deposit and we collect the deductible at material drop. No money changes hands before contract.
If you want a real number on your specific roof, call us at (214) 326-3106 or text the same number. Sara or one of our project consultants will get you scheduled for a free inspection within 48 hours, photograph the roof with drone and walk-on documentation, and have a written estimate to you within 24 hours of the inspection. No high-pressure pitch and no door-knocker tactics. Just real DFW numbers from a Plano family business.
