So you are considering a metal roof for your home, you get on the internet to find and learn about the various roofing companies and arrange to get bids. Several of the roofing contractors are now coming by and providing you with bids for the installation of a new metal roof. Now, as you review the bids, you wonder why you are seeing such a big difference from one company to another for the cost of the roof installation and you don’t want to make a mistake or poor re roofing decision.

A metal roof is a metal roof right? So why would there be so much of a difference in the bidded price from one company to another? With a project like this, it is one that you only want to do only once and have it done correctly because even subtle installation mistakes can cause issues in the long run. Please read the warnings and metal roofing advice below to know what to do to ensure you have a great roof, the first time, saving yourself time money and headaches!

1 – Metal Roofing Batches Color Issues

Standing Seam Galvalume Metal Roof Color Batch Installation Issue

This photo is a commercial business located in Spring Texas near The Woodlands Texas south border of town.

As a historical constant, commercial builders will, almost 99% of the time, choose to go with the lowest bidder on their projects in order to maximize the profits on their building project. You can see in the photo to the right, a standing seam unpainted called Galvalume Roofing product was used for this metal roofing system that is only a few years old.

When studying the photo, it is quite obvious to see the color differences indicating where the installers used product from two different batches of material. It is quite common practice for roofing contractors to use leftover material from previous jobs where the material was not purchased together and ends up coming from different batches with color variations.

What has happened is that over time this creates a problem as these two different batches will weather differently causing the effect you can see in the photo. Can you imagine, paying a lot of money for a new roof, only to have revealed mismatched colors. This is not something you will notice when the roof is newly installed, it will look beautiful until down the road exposure to the elements and time that different batches were installed on your roof. The roofing crew knows they are from different lots and were purchased at different times, but you will not see evidence of the roofing color mismatch till a few years later long after the crew is gone and the check has been cashed.

2- Voiding The Warranty

There are many things a roofing company who installs a metal roof can do that will inadvertently void the roofing warranty. Here is a quick list of some items to be aware of and watch out for that may void your warranty on the new roof you paid good money for: Tweeked installation of the panels, jagged cut edges that are not sealed (painted), fasteners that were driven to tight, wrong sealant used around protrusions, improper underlayment, furring strips spaced out to far, crinkles on the panel from walking in the unsupported areas, unsealed scratches from installation crews just to name a few.

3 – Fasteners Rusting and or Backing Out

Metal Roofing Fasteners Backing Out

This is by far one of the most common issues that can lead to leaks as well as constant maintenance issues of your metal roof system.

Something to keep in mind, a metal roof standing seam panel with the hot Texas blazing sun beating on it will move at a different rate than the wood furring strip underneath the panel that it is attached to.

This becomes a BIG problem due to the fact that so many of the roofing crews who simply drive the screw fasteners from the outer top side of the panel directly down into the wood furring strip below. This is a BIG NO, NO! The better way to install standing seam panels is with a hurricane wind resistant Z-purlin which is made of 20 gauge  steel that will move at the same rate as the metal panel above it. The metal roofing is then fastened with the screws through the Z-purlin (support), down into your roof’s decking. This prevents the fasteners from backing out and causing the holes to wallow (made bigger) and more elongated holes in the panels that were smaller when the roof panel was initially installed.

4 – Oil Canning (wavy panel)

A Classic Issue Of A Oil Canning Metal Roof

This image at the right shows the dreaded look of a wavy metal roof, no one likes to see their roof doing this! Nearly 100% of the time, this problem is due to the installer using a thin standing seam panel of 26 gauge or thinner.

The contractors will often choose to use these thinner (26 gauge) roofing panels in order to increase job profits because the cost of these panels are less for the roofing contractor. Additionally, these panels are lighter in weight so much easier for the roofing crews to install, screw thorough, crimp, etc. This is also a “non striated” (no small ribs) in the wide open section of the panel that would also reduce the Oil Canning effect.

This BIG drawback of using the thinner 26 gauge sheet metal is the dreaded oil canning effect that can occur when our hot summer Texas sun starts beating down on the roofing panels. This thinner panel often looks good in the cooler months, but quickly becomes quite a different story as the summertime heat sets in as many homeowners have reported this across the country. The solution is to upgrade to a 24 gauge anti oil canning “striated” standing seam roofing metal roofing panel, this instantly corrects 99% of the slightly oil canning effects and issues.

5 – Choosing the lowest bidder (estimate) for roof installations

This is the most self-explanatory of the 5 most common installation and estimate mistakes. This happens to be the most common mistake we see property owners making during the selection process. Commercial business owners and homeowners alike often get at least three bids for their roofing project.

One of the ways we are identifying this method is that we are being asked more and more often to email a bid or just leave it in the mailbox. When a prospective customer looks at the estimate, the first thing that they often look at is the price. In reality, this is the quickest way to overlook the quality and details of the installation that will be used for your new metal roofing project.

Keep in mind the importance of meeting with and interviewing each and every roofing contractor face-to-face regardless if you are paying in cash or financing your new metal roof, it is still your hard earned money. In my opinion, by personally meeting (interviewing) with them allows you to get a sense of their Professionalism, knowledge and installation techniques allowing you to learn how they plan to install your new metal roofing system as well as meeting the contractor in person.

Another word of advice, be sure to ask for a current, verifiable insurance certificate and some references to their previous work as well. The quality of their installation often influences the roofing cost as the saying goes, “You Get What You Pay For”. If you are considering a Metal Roof over and Asphalt Roof, you should check out this like to see the differences between the two.

Texas Home Exteriors Inc.

Metal Galvalume Roofing Color Issues As Indicated By Arrows

PS: Take a close look at this standing seam metal roof (mistake) where they apparently used different batches of galvalume to save money.

So not worth the money they saved to forever have it look like this, click on the photo enlarge.

Thank You for reading this 5 most common metal roofing mistakes & issues post. 

Please Feel Free To Comment Below… 

Texas Home Exteriors Roofing Crew

Here is the short version to that question; between $195 – $395 per sq per 100 square foot area, now we’ll go into more information on this is determined. Homeowners across the country often ask, “what is the cost range to replace my roof?” This is a great question as there are a variety of factors that need to be considered when determining the cost of a roof replacement.

In this post, I will do my best to provide answers to help you understand how determine approximately how much your roof replacement will or should cost Keep in mind that the answers and information provided reflect my direct and personal experiences as well as considerations for location of this experience as my company Texas Home Exteriors services the Southeast Texas, Houston Texas and East Texas metro areas.

During my time serving the greater Houston, southeast Texas metro areas, my company has observed an average roofing replacement cost at around $7,500 and ranging from around a low ball bid (estimate) $6,500 for a composition (asphalt) shingles on upward to over $30,000+ for high-end slate or metal roofing shingles.

Four Factors Included in Roof Replacement Cost:

1 – Size of Roofing Area

Roofing Companies and Contractors determine pricing cost for roofing on a per square measurement basis. A square is 100 square feet, which is referred to “1 square” in roofing terminology (or lingo), of roof surface area. For example, a 10′ x 10′ roof surface area equals a 100 sq. ft. thus the size would be one square (abbreviated as 1 sq.). This 100 square feet (sq. ft.) section of roof, in roofing terms, is equal to one roofing square (or 1 sq.). The measurement of your total roof surface area determines how many squares of roofing shingle area for the roof as well as the amount of roofing materials that will be needed to complete the job. It is important that each and every roofing slope of the roofing area be measured and calculated individually and added to your over total squares for a more accurate cost.

One Story Two Slope Gable Roof 6/12 pitch

For instance, let’s say we are calculating a simple two slope gable roof. The front slope is measured at 25′ x 50′, by multiplying these two numbers we get the square footage of that section equaling 1,250 sq. ft.

Now let’s say the back slope is the same 25′ x 50′ section for another 1,250 sq. ft. We would then add these two numbers together, the front slope of the roof is 1,250 sq. ft. plus the back slope of the roof is 1,250 sq. ft. for a total of 2,500 sq. feet of roofing area for this particular roof example.

It is necessary then to add 15%-20% (depending on how simple or cut-up the roof is) to the 2,500 sq. ft. total for waste, starter and ridge (2,500 x 15% = 375). Now add those two numbers together, 375 sq. ft. + 2,500 = 2,875 sq. ft. for the grand total square footage of roofing area for this roof.  I recommend rounding this number up to 2,900 sq. ft. then multiplying it by 100 to convert to a square for a total of 29 squares.

In the Houston Texas metro area, roofing companies and contractors will charge anywhere from $195 – $395 per square to replace most roofs (this is for a standard 1-2 story with a roof pitch of 5/12 or less). So, let’s say, with this 29 sq. roof, a contractor provides you with a bid of $275 per sq. ($275 X 29 = 7,975), the total roof replacement cost would be $7,975. Note that this price should include all that  has been outlined in our Best Roofing Shingle Practices.

2 – How Many Layers of Roofing Shingles will Need to be Removed?

Understand that if your roof has only one layer of roofing on it, then the replacement cost will be lower per square than one with two or several layers of roofing. Typically for each additional layer, you can expect to pay an additional $25 per square for removal. So with one additional layer on your 29 square roof, expect to pay an extra $725 ($25 X 29 = $725) to remove one layer, note that this price includes haul off of the shingles to the landfill or recycling center (for two layers of roofing, you would multiply the $725 x 2 paying the $725 twice for an extra $1,450 on this 29 sq. ft. roof and so on with each layer).

One and Two Story Home 8/12 – 12/12 Pitch Cut-Up Complex Roof. GAF Timberline Roofing Shingles – Weatherwood Color

3 – Pitch / Difficulty of the Roof

The pitch of any roof will determine the labor cost due to the difficulty, the steeper the roof, the more difficult thus more costly the replacement will be. Keep in mind , if the roof pitch is greater than 5/12, you can expect to pay an up-charge based on the steepness and difficulty of the specific roof. Why is this necessary might one ask?

You can expect to pay roofing contractors an up-charge on a roof with a greater pitch because the pitch of the roof is steeper. This makes the roof installation more difficult to work as it makes it more difficult to walk on thus a more dangerous job for the roofing crew as well as more difficult to control the materials from sliding off the roof during installation so more safety issues come into play for the workers as well as liability, these roofs require more skill as well as greater attention to detail.

With a higher pitched roof, the entire roofing process will take longer overall so expect an installation on a steeper roof to take a longer time to be completed. This is what you will find roofing contractors calling a labor difficulty up-charge. These types of roofs are also cut-up roofs that have more waste in materials and will increase the overall cost as well.

Notice the roof on the home in the image to the right, this roof displays GAF Timberline roofing shingles on what is referred to as a “cut-up and steep roof” in the roofing industry. On the other end of the spectrum is the small gable roof photo above, it has simple non-steep roof that is easy to walk on and is non cut-up. The cost on this simple roof would cost less to replace than the more difficult steep and cut-up roof.

4 – Shingle Material Choice Affects Roof Replacement Cost

The most common roofing material used in the United States is a shingle that is laminated composition (or asphalt shingles). These type of shingles are used on about 80% of homes across the country. The use of composition shingles is primarily due to the affordability and replacement cost of this type of roofing shingle. Composition asphalt roofing shingles are made from a fiberglass mat which is then coated with asphalt (tar) and colored mineral granules making the shingles waterproof. These shingles typically come with a 30-year warranty. And now shingles like GAF Timberline Lifetime Roofing Shingles provide a lifetime transferable warranty from the manufacturer.

There are a variety of other roofing materials to choose from like wood, metal, tile, composite and slate. When considering these types of roofing material, keep in mind they are much more costly options so the cost of your roof replacement can increase very quickly from double to even three times or more.

These types of roofing materials cost much more, so naturally the total price of the roofing project increases. Also, keep in mind that the installation of wood, metal, tile, composite and slate roofing material is more expensive and often require special tools and skill for installation. For even more information, you can read Bob Villa’s article on How To choose a Roof for Your Home.

Some of  the more expensive roofs like metal come with a 50 year warranty which is often transferable to the next homeowner. Asphalt composition shingles like GAF come with a lifetime warranty option. There are many roofing shingle choices to choose from and to consider when requesting roofing estimates. Keep in mind that if you have HOA or POA (Homeowners Association HOA or Property Property Owners Association), who may require you get approval before installation of your new selection of roofing shingles and/or color, so be sure keep this in mind and check with them before proceeding with your roof installation.

Quick Review and Conclusion

In the greater Houston Texas metro area, the cost for a typical roof replacement can range anywhere from $195 – $395 per square for removal of one layer of shingles, replacement of rotted wood found under the shingles, installation of the tar paper, installation of new GAF laminate composition roofing shingles, flashings and a ridge vent. This is for a standard a 1-2 story home without a steep pitch (5/12 or less pitch). This is the guideline we use here at Texas Home Exteriors Inc.

Roofing Storm Chasers – Scams

Roofing Advice Downpayment and Storm Chasers

Over the years, I have heard numerous horror stories of homeowners giving a roofing contractor a down-payment only to never hear from them again. Please, do yourself a favor and do not give a deposit or any money up front to an individual or roofing company saying they will replace your roof and are needing money up front to buy roofing materials.

Any good, reputable, local, established roofing company or contractor should not need any money upfront to purchase materials. They should have open lines of credit established at their local roofing supply yards, like ABC Supply.

One other thing you should be aware of and concerned about is hail-damage storm chasers scams,  the BBB warns about the numerous amounts of complaints they receive every time a hail storm comes into town from roofing contractors. If you think that your roof has any kind of damage from hail or wind storms and you are wanting your homeowners insurance to inspect it and pay for the damages, we recommend using a local roofing contractor who can provide references. Be wary of door knocking storm chasers and any roofing companies from out of town.

These guys may be willing to work with your insurance company to get them to pay for your new roofing replacement cost but you will be glad that you selected a local roofing contractor if there are any issues with your roof and you should need to call them to honor your warranty in the instance such as experiencing a leak sometime after the roof is installed and the crews are long gone. 

Roof Replacement Cost Web Links

Roof Calc – Roofing Calculator

Homewyse – Cost to Install Shingle Roof

Fixr – Costs Roof Replacement

Improvenet – How Much Cost Replace Roof

Home Cost Helper – Cost New Roof

Zillow – Cost Replace New Roof Shingles

Roof Repair Cost

See the Angie’s List’s roof replacement cost article for more information as well. You will find the prices and opinions in their article similar and supportive although I have included additional information, recommendations and references not provided in their website article.

Final Thoughts on Roof Replacement Cost

I hope that you have enjoyed and found this roof replacement cost post informative in helping you to make an educated decision. This will affect your roof replacement decision for your Houston Texas metro area home.

If you are looking for estimates for replacement of a roof, please be sure to get a few estimates from at least three different roofing contractors to compare what they are offering as well as service and cost comparison which will help you evaluate which contractor will give you the best roofing installation for your money.

Keep in mind that a low bid (estimate) is often missing items that will affect your roof replacement cost and the overall quality of the roof. Please, stay away from the low bidder as this roofing contractor will cost you more money in the long run.

A $7,500 Roof Replacement Job = $75 A Month!

Are you and your family considering replacing your roof? Is your home more than 12 years old and still with its original roofing shingles? If so, Texas Home Exteriors has an exciting, easy financing option for you to help you quickly replace that old leaking roof!

We recommend you always call around and get roofing estimates from several roofing contractors before you make a decision on a contractor for a roof replacement on your home, whether in the Houston, The Woodlands, or Spring, Texas metro areas or other locations, be sure as you contact and meet with the various roofing contractors. to ask them about their FINANCING OPTIONS. Here at Texas Home Exteriors, we offer a an easy financing option we know you will love.

How Does Texas EZ Pay  Roofing Financing Work?

Texas EZ Pay provides homeowners with a 1% monthly payment. For example, let’s say your entire roof needs to be replaced, and you’ve decided to go with Texas Home Exteriors, if your roof was bid to cost $7,500, with our Texas EZ Pay financing option, the monthly payment for your new roof would cost $75 per month.

So, rather than using money from your personal reserves, you have the option to take advantage of our 1% monthly payment option and spread out the cost!

No Liens – No Closing Cost  – Instant Approval

To get your new roofing financing started, all you need to do is to simply click on the link below, fill out the form and submit it and we will have an instant approval for you. For your protection we use an SSL encryption so others cannot see your personal information. 

The financing paperwork will then be presented to you providing you with the opportunity to review the 1% Texas EZ Pay option and decide whether to accept or decline the financing option. With Texas EZ Pay Roofing financing, there are no closing costs, no liens will be placed on your home and most often, instant approval.

When Texas Home Exteriors comes out to your home for a free roofing estimate, there is no pressure for you to sign anything. We want you to feel comfortable that you made the right choice as your roofing contractor. When we come out to bid your new roof and let’s say the price is $6,500, that will only cost you a $65 a month payment with instant approval with Texas EZ Pay!

Roofing Contractor Shingle Financing Options Presented to You By Mr. Richard Smith

Mr. Richard Smith and his wife Kosy of Texas Home Exteriors Roofing Pro Rep

Know that with Texas Home Exteriors, no stranger will be showing your at your door.  Texas Home Exteriors roofing specialist Richard Smith not only has over 30 years of experience in the roofing contractor industry, but has witnessed many roofing companies coming and going right here in Houston Texas.

Richard has installed well over 1,000 roofs in the greater Houston TX metro area and he knows his stuff!  Richard knows exactly what to look for during your new roof installation with best roofing practices. He will be there to assist in overseeing the crews and ensure your roof is installed correctly to our standards with fully warrantied roofing material.

Our roofing contractor crews respect Richard with his extensive knowledge because they know he is experienced and well-educated and keeps up on the latest roof options and methods. Richard will show you a variety of roofing cost options and explain the details of our roof system installations. He will also explain and provide you with additional roof options for consideration such as, ridge vents, flashings, shingles, algae streak resistant shingles and more!

What type and color of roofing shingles are you thinking of using on your home? When Richard comes out, he will present you with some exciting shingles and options to choose from.  For instance, he will bring actual samples of a variety of roofing shingles and patterns manufactured by GAF, a leader in the roofing industry which shingles that come with a lifetime warranty. Richard Smith will show you the roofing shingle options available for you to choose from for the Houston Texas metro area climate.

GAF Timberline Roofing Shingles and Texas 1% EZ Pay

GAF Timberline Lifetime Roof Shingle Houston TX

If you are in need of a professional roofing contractor in the Houston Texas metro area, like Texas Home Exteriors, please fill out and submit the form below and we’ll arrange for Mr. Richard Smith to contact you and come out to your home at a convenient time for you.

Richard will present options and provide you with a detailed roofing replacement estimate. We make it simple with our 100% Texas EZ Pay Roofing Financing for your Houston TX metro area home!

Thank you from all of us here at Texas Home Exteriors. 

Free No Pressure Estimate

Decra Shake XD Metal Shingles in Pinnacle Gray Houston Texas Home Exteriors The Woodlands

Time to replace your roofing shingles? As a roofing contractor I find many of today’s Houston Texas homeowners considering stone coated metal roofing shingles as a roof replacement option. A good many of Texas homeowners in the southeast Houston Texas metro area realize that replacement of their composition asphalt roofing shingles needs to be done every 10-15 years. If you are a homeowner in Texas, “I need a new roof” is as common as “I need an oil change”, well almost.

Texas Summer Heat and Roofing Shingles

Because of the intensity of our hot South TX UV rays (ultraviolet rays), the standard composition petroleum based asphalt (tar) roofing shingles become baked and brittle over time baking in the hot Texas sun. If you look closely at roofing shingles, they will begin looking like a road map of Texas with cracks and lines going in many different directions. What is occurring is the protective granules, common on composition roofing shingles, become loose and often ending up in gutters or on the ground.  As the shingles loose granules, it leaves the petroleum based asphalt (tar) naked and exposed to more UV rays thus accelerating the deterioration of the roofing shingle leading to leaks and phone calls to roofers for roof replacement bids.

Time To Rethink Asphalt Composition Roofing Shingles

Instead of getting yet another composition shingle composition roof that will last 10 – 15 years, it may be time to consider a stone coated metal roof option.  Below is a quick bulleted list of facts as to why a southeast Texas homeowner may want to consider Decra Stone Coated Metal Roofing Shingles over traditional roofing shingles.

Stone Coated Decra Shake XD Metal Roof in antique Chestnut for your Houston, Spring, The Woodlands TX Texas Home Exteriors The Woodlands

Benefits of Stone Coated Metal Roofing Shingles

• Last 50 years or more
• Resist hail damage than composition roofing shingles
• Steel based shingle gives unparalleled strength
• Increase Energy Efficiency savings
• Produce air circulation under shingles
• Provide fireproof characteristics
• Aesthetically Unparalleled Beauty

Energy Efficiency Savings with Stone Coated Metal Roofing – Reflectivity/Emissivity 

Stone coated metal roofs manufactured by Decra and Metro reflect much more of the solar radiation that is usually absorbed in your attic and home with standard composition petroleum based asphalt (tar) roofing shingles. Here in Texas, granular coated metal roofing systems not only reflect solar energy but also cool your home by re-emitting most of the solar radiation instead of absorbing it.

In southeast Houston Texas annual cooling loads dominate, a highly reflective and highly emissive painted metal standing seam roofing or stone coated coated metal roof is by far the most optimal way to reduce energy consumption from your roof.  These reflective roofing shingles and can re-emit up to 75% of absorbed solar radiation (heat) that otherwise would have been absorbed into your attic and into your homes interior.

Decra Metal Roof Systems Villa Venetian Gold by Texas Home Exteriors for Houston, Spring, The Woodlands TX Home Improvements

Unparalleled Beauty of Stone Coated Metal Roofing Shingles

Composition roofing shingles are aesthetically pleasing however they only go so far from a thickness and depth perspective. That is because standard asphalt roofing shingles can only be so thick due to the fact that they are petroleum based and have almost NO structural value. Stone Coated Metal Roofing Shingles have a Steel Base with PLENTY of structural value.

Decra Metal Roof Styles include beautiful options with look of Tile, Villa Tile, Shake, Shake XD, Shingle and Shingle XD

Having said that, the floodgates are wide open for any creative roofing shingle style imaginable because metal roofs have lots of structural value. You can now have a Stone Coated Metal Roof with a variety of looks like Terra-cotta, Spanish Tile, Mediterranean-Italian Tile but without all of the weight and drawbacks of tile roofs and at the same time, all of the benefits of Stone Coated Metal Roofs.  

Roofing shingles that were once limited due to thickness now are granted the freedom to express themselves. Now roofing shingles can have all of the dimension homeowners want thanks to the steel base and protection of the steel being covered with mini crushed stone can create any color you can imagine!

Decra Stone Coated Metal Roof Shingles in Pinnacle Grey for Houston Home Roofing Replacement from Texas Home Exteriors in The Woodlands

Stone Coated Metal Roofing Shingles The Envy Of The Neighborhood

When you drive up to any home in the southeast Houston Texas area you will notice two main things on a home, the roof and the siding on the home. Often the roof has composition roofing shingles. Why not be the envy of your neighborhood and maybe even the first to take advantage of an energy efficient stone coated metal roof?

I cannot tell you how many homeowners have expressed to me how much better their home looks with a metal roof, how often they get complements and improved efficiency. Homeowners realize 15-25% energy saving every year while also enjoying the peace of mind of not having to change their roof for over 50 years! Keep in mind that it is important to hire a roofing contractor that is proficient in installing metal roofing to avoid costly mistakes on your home. Texas Home Exteriors is proficient in correctly installing any of the stone coated metal roofing products mentioned in this post.

Energy Efficiency Savings of Stone Coated Metal Roofing – Air Space/Circulation
Watch for My Next Post – More on Energy Efficiency Savings of Stone Coated Metal Roofing – Air Space/Circulation

 Stone Coated Metal Roofing Estimate