Repair or replace? How to tell
Plenty of tired-looking Arlington roofs only need a repair. Replacement is usually the better spend when granules are washing off, shingles are curling or cracked, hail bruised every slope, the roof is at or past its rated age, you are paying for a new leak every season, or the deck has gone soft.
- Granules collecting in the gutters or at the downspouts. Once the protective surface is washing off in quantity, the shingle mat underneath is exposed to the sun.
- Curling, cupping or cracked shingles. A shingle that has lost its flexibility no longer seals down, and the next strong south wind will find it.
- Hail bruising on every slope, not just one. Isolated hits can be repaired. Damage across the whole roof generally cannot, and it is often an insurance matter. See hail damage roof repair in Arlington.
- The roof is at or past its rated age. Texas heat ages shingles faster than the label assumes. A roof from the original build on a 1990s south Arlington subdivision is very likely due.
- You are paying for repairs every season. A different leak every few months is a replacement paid for in installments.
- Soft spots, sagging or daylight in the attic. That points to the deck, not just the shingles, and the deck only gets fixed properly during a tear-off.
Not sure which side of the line you are on? Start with roof repair in Arlington or a free roof inspection. We photograph what we find and show you, so you are not taking our word for it.
What the City of Arlington requires for a re-roof
Arlington requires a building permit to replace a roof covering unless the area being replaced is 10 percent of the roof or less. The permit has to be issued and posted at the house before work starts, and the job ends with a city final inspection. Contractors must also be registered with the city; we are registered with the City of Arlington.
The city’s re-roof technical bulletin also sets a few rules that shape every Arlington proposal we write:
- Underlayment is replaced whenever the roof is re-shingled, and flashings and drip edge are required.
- Ice-barrier underlayment is not required under Arlington’s local amendments, because the area has no history of ice damming.
- Removing attic insulation triggers the current energy code, which usually means putting back more than was there.
If your neighborhood has an HOA, we give you the color and product details most associations ask for before approving a new roof. Our roof permit guide for Arlington and Fort Worth compares the two cities side by side.
Tear-off, not a second layer
We take every Arlington roof down to the deck. Arlington’s code does allow a new layer over a single existing layer in limited cases, but an overlay hides the deck, adds weight and holds heat under the new shingles, which shortens the life of the new roof. Once two layers are already up there, the code does not allow another.
We still find second layers on older homes in central and east Arlington, put on years ago by a previous owner. When we do, both come off, and the proposal says so before we start.
Decking: priced before anyone sees it
Nobody can see the deck until the old roof is off, so our proposal lists a per-sheet price for any decking that turns out to be soft, broken or rotten. With the old roof off, we walk the whole deck, and you see the bad sheets before they are replaced. Sound decking stays, because the city does not require replacing sheathing in good condition.
Where a sheet does fail, Arlington’s bulletin sets the minimum replacement thickness, and it does not allow new decking to be laid over old decking. We replace the failed sheet itself.
Ventilation is part of the job
A roof is a system, not a surface. If the attic cannot breathe, summer heat cooks the shingles from underneath, and in winter trapped moisture condenses on the deck. On older Arlington homes, the 1960s and 70s ranches especially, attic ventilation was built to a standard nobody uses now, and correcting it during a replacement often does more for the new roof than upgrading the shingle.
Every replacement we quote includes an intake-and-exhaust ventilation assessment. If the existing setup is inadequate, we tell you and price the fix in the same proposal.
Choosing a roof for an Arlington home
Most Arlington homeowners choose between standard architectural shingles and Class 4 impact-resistant shingles, and some choose metal. Hail is a regular event in Tarrant County, so we price architectural and Class 4 side by side and let you weigh the upfront cost against the possible insurance discount.
| Architectural shingles | Class 4 impact-resistant | Metal | |
|---|---|---|---|
| Why people choose it | The default for most homes here; dimensional look, wind-rated, wide color range | Highest impact rating under UL 2218; the upgrade we recommend most often | Very long service life, strong wind performance, reflective through an Arlington August |
| Hail resistance | Standard; bruises in serious hail | Highest rating under impact testing | Depends on panel profile and gauge |
| Insurance credit | Usually none | The Texas Department of Insurance says Class 4 earns the highest premium credit; each insurer sets the amount | Ask your agent; some metal roofs carry an impact rating |
| Upfront cost | Lowest of the three | Higher | Highest |
Call your agent for the actual discount and ask which installation form they want. Metal makes the most sense if you plan to stay in the house a long time. We are CertainTeed certified. More on Class 4 shingles, CertainTeed shingles and metal roofing.
How an Arlington roof replacement runs
A replacement with us runs in seven steps, from a free inspection to a final walkthrough. The scope, materials, decking price and warranty are in writing before work starts, the city permit is issued and posted before tear-off, and we will not start a tear-off we cannot dry in the same day.
- Free inspection and measurement. We check the roof, deck condition, ventilation and every penetration, photograph what we find, and measure each slope.
- Material selection. You see real samples and we explain the trade-offs between architectural, Class 4 and metal.
- Written proposal. Line-itemed scope, materials by name, a per-sheet decking price and our workmanship warranty in writing.
- Permit and scheduling. The city permit is issued and posted before work starts, and we book a day with a dry forecast.
- Tear-off and deck repair. Landscaping is tarped, everything comes off, and any bad decking is replaced.
- Installation. Underlayment, ice-and-water shield at valleys and other vulnerable areas, starter course, shingles, ridge venting and new flashing throughout.
- Cleanup and walkthrough. A magnet sweep of the drive, lawn and beds, then a final walkthrough with you.
What changes the cost of an Arlington roof
Every Arlington replacement is priced after we measure the roof. The cost moves with the number of squares, the pitch, how many layers come off, the decking, ventilation changes and the material you choose, so a number given over the phone would be a guess. We put the measured price in writing after a free inspection.
Our roof replacement cost guide explains each of those drivers and how to compare quotes on the same scope. Payment and financing options are on our payments page.
Replacing after hail or wind
If the roof is coming off because of a storm, the order matters: inspection and photos first, then the claim, then the adjuster visit, then the permit and the work. Our Arlington hail damage page covers the inspection, and Arlington insurance claim help explains where we fit in a claim.
We document the damage and meet the adjuster; you file and manage the claim. For the wider picture on storm work, see roof storm damage.
Why hire an Arlington roofer for a replacement
A workmanship warranty is only worth what the contractor behind it is worth years from now. After every big hail event, out-of-state crews work Arlington neighborhoods hard and are gone by the following season. We have been based in Arlington since 2017, at 4275 Little Rd #202, and if something needs revisiting, we revisit it.
We are insured, registered with the City of Arlington, and rated 4.9 on Google. Replacing a roof is also a good time to look at gutters while the crew is on site. For businesses, see commercial roofing. To book, request a free inspection or call (817) 754-9484. More about our work across the city is on the Arlington service area page and our main roof replacement page.