Roof Replacement
Roof Replacement in Frisco, TX
Full tear-off and a new system for homes across Frisco, Little Elm, The Colony and Prosper, with the decking allowance priced before anybody starts.
Insured crews · Free assessment · Every line priced separately
The short version
When a Frisco roof has reached the end of it
Replacement becomes the answer for one of three reasons: the field has lost enough granule cover that the mat underneath is doing the work, wind has broken shingles across whole slopes rather than in one corner, or the decking has gone soft in enough places that patching it would mean opening most of the roof anyway.
A replacement here is a tear-off to the bare deck, never a second layer over the first. Covering an old roof hides the one thing that decides how long the new one lasts, which is the condition of the wood underneath it.
That is also why the decking line in your scope is a real figure with a per-sheet price attached, agreed before the crew arrives, rather than a change order invented halfway through a Tuesday afternoon.
Scope
What a full replacement covers
Every item below appears in the written scope with its own price, so you can see what you are buying and what a cheaper bid left out.
- 01
Ground protection before anything comes off
Tarps over planting, the condenser and anything on the patio, board over the windows on the drop side. Most of the damage a tear-off does to a property happens in the first twenty minutes.
- 02
Complete removal of the existing system
Shingles, underlayment, drip edge, pipe collars and old flashing come off together and go straight into the trailer. Layered roofs come off a layer at a time so nothing stays buried.
- 03
Deck inspection, sheet by sheet
With the deck bare, every sheet is walked and sounded for soft spots, delamination and old water tracking around penetrations, and you are told what was found before anything covers it.
- 04
Decking replacement priced per sheet
Compromised sheets are cut out and replaced in matching thickness, fastened to the rafters on a proper schedule rather than back into the old nail holes.
- 05
Synthetic underlayment across the field
A full layer of synthetic over the deck, lapped and fastened to the manufacturer's pattern, with self-adhering membrane in the valleys and around penetrations where water concentrates.
- 06
New metal at every edge and transition
Drip edge at eaves and rakes, new valley metal, new step and counter-flashing at walls and chimneys, new pipe boots throughout. Reusing old flashing to save a line is the most common shortcut in this trade.
- 07
The system installed to specification
Nailing pattern, exposure, starter course and ridge cap follow the manufacturer's published instruction, because that specification is what any extended material warranty depends on.
- 08
Ventilation balanced against the attic
Intake at the soffit and exhaust at the ridge counted against the attic volume. A new roof over a starved attic cooks the new shingles the same way it cooked the old ones.
- 09
Debris removal and a magnet pass
The trailer leaves with the roof in it, then a rolling magnet covers the drive, the walks, the beds and the grass line, run a second time along the fence.
- 10
Paperwork before the final invoice
You receive the workmanship warranty in writing and the manufacturer's material warranty documentation before the last payment is settled.
What moves the price on a replacement
Four things, and you can read them off anybody's quote once you know what to look for.
Squares, pitch and access
Roof area in squares, how steep the slopes are, and whether a trailer can get near the house. All three change the labour before a single shingle is chosen.
Layers and decking
One layer to strip is not two, and soft decking is the single most common reason a replacement costs more than the first number suggested. Ours is priced per sheet up front.
The material line
Three-tab, architectural laminate, impact-rated and standing seam are four different prices and four different lifespans. The scope names the product rather than the adjective.
Ventilation and flashing the old roof never had
Where the existing roof was under-vented or short of proper metal at the transitions, putting that right is part of the job and appears as its own line.
How a replacement runs
- 01
The assessment and the scope
Somebody gets on the roof, checks the field, the flashings, the penetrations and the edges, and looks at the attic side where there is access. You get a written scope with tear-off, decking allowance, underlayment, system, metal, ventilation and haul-off priced separately.
- 02
Scheduling and delivery
Once the scope is accepted the material is ordered to the specification named in it, and a date is set with the weather in view rather than against it. You will know where the material and the dumpster will sit before they arrive.
- 03
Tear-off, deck, install, clean
Ground protected, roof stripped, deck checked and repaired, dried in and installed the same day on a typical Frisco house. Cleanup happens as the work goes, and the magnet pass closes the job out. Steep or cut-up roofs run into a second day, and you hear that beforehand.
Why bring this job to us
The deck is priced before it is a surprise
The most expensive surprise in a replacement is rotten decking found after the money is agreed. Pricing the allowance per sheet in advance turns that into a line you already approved.
The specification is written before you buy
Underlayment type, valley treatment, flashing metal, ventilation count and fastening pattern all appear in the scope. Two bids thousands apart usually differ on exactly these, and you cannot see it unless someone writes it down.
The crew is still reachable afterwards
Replacement is the job where a warranty actually matters, and a warranty is worth the distance between you and the people who issued it. Ours are local and on the same number next year.
Replacement questions we get in Frisco
Most Frisco houses are a single day of tear-off and install, with steeper or more complicated rooflines running into a second. You will be told which yours is before the date is set, not on the afternoon it happens.
No, though it helps if somebody can clear the drive and confirm where material and the dumpster should sit. You can stay in the house while the work runs if you would rather.
Planting, the condenser and patio furniture get tarped, windows on the drop side get boarded, and the drive and grass are swept with a rolling magnet before the trailer leaves.
Next step
Get the replacement priced properly
A roof is the largest single thing most people buy for the outside of a house, and it is usually bought under time pressure with incomplete information. An hour on the roof and a written scope fixes the second half of that.
Serving Frisco, Little Elm, The Colony, Prosper, Plano and McKinney.