DFW Roofing Cost (2026 Pricing Guide) — Residential + Commercial
Last Updated:
January 2026
Service Areas:
Rockwall • Heath • Rowlett • Garland • Mesquite • Wylie • McKinney • Greenville • East DFW
How to Read Pricing in This Guide (Important)
- Roofing is priced by roof surface area(the “slope area”), not the home’s interior square footage.
- Most bids are built from: (1) system type+ (2) pitch/height+ (3) complexity+ (4) tear-off/decking+ (5) details(penetrations, flashing, ventilation/drainage).
- Steep roofs(more than 4/12) typically require additional fall protection and slower production, which increases labor cost.
- These are DFW owner-facing ranges for 2026 budgeting. A formal bid requires verifying decking, ventilation, code items, and manufacturer assembly requirements.
Low-Slope vs Steep-Slope (and Why It Changes Price)
Low-slope roofing
is typically 0/12 to ~2/12(common on commercial and modern flat-style homes). These roofs are priced by membrane/assembly and drainage details.
Steep-slope roofing
is typically 4/12 and above(common residential). Steeper pitch increases labor, safety requirements, and material usage due to larger roof surface area.
Pitch Multipliers (Surface Area + Labor Impact)
Pitch changes the “true roof area” compared to the home’s footprint. A common estimating approach is multiplying “flat squares” by a pitch factor, then applying a labor/safety adjustment for steepness.
| Pitch / Slope | What It Usually Means | Typical DFW Pricing Impact |
|---|---|---|
| 0/12–2/12 (Low-slope) | Membrane/modified systems; drainage details dominate cost. | Base pricing depends on system + insulation + drains/scuppers. |
| 3/12–5/12 (Walkable) | Most common gable/hip neighborhoods; fastest production. | Baseline labor; minimal steep-slope surcharge. |
| 6/12–9/12 (Steep) | More harnessing, staging, slower tear-off and install. | Often +10% to +25% vs baseline (project dependent). |
| 10/12–12/12+ (Very steep) | High risk, slow production, heavy safety/staging. | Often +20% to +45% vs baseline (project dependent). |
Note: OSHA defines a “steep roof” as slope greater than 4 in 12. Many estimating systems also use pitch multipliers to adjust for surface area and labor speed.
Residential Roofing Cost in DFW (2026 Homeowner Pricing Guide)
In DFW, most full residential roof replacements land in a wide range depending on material, pitch, complexity, ventilation, decking, and code-driven details. Typical Dallas-area averages for roof replacement commonly land in the mid-thousands to mid-teens for many homes, but premium systems and complex roofs can climb significantly.
Residential Installed Cost Ranges by Roof Type (DFW 2026)
| Roof Type (Steep-Slope) | Installed Cost Range (Per Sq Ft) | Best Fit / Notes |
|---|---|---|
| 3-Tab / Basic Asphalt | $3.00 – $5.00 | Entry-level. Less common on premium neighborhoods; shorter life. |
| Architectural Shingles | $4.00 – $6.00(common baseline) | Most common DFW replacement choice; performance varies by shingle line and install details. |
| Impact-Resistant Shingles (Class 3–4) | $4.75 – $8.50 | Popular in hail zones; often chosen to reduce long-term claim friction and extend service life. |
| Standing Seam Metal | $9.00 – $16.00+ | Long-life, low maintenance. Price varies heavily by gauge, substrate, clip system, and roof complexity. |
| Exposed-Fastener Metal Panels | $6.00 – $9.00+ | Lower entry cost; requires fastener maintenance over time. |
| Stone-Coated Steel | $9.00 – $14.00+ | Premium look with durability; often HOA-friendly. |
| Clay / Concrete Tile | $11.00 – $22.00+(can exceed with upgrades) | High-end. Structural capacity + underlayment + fastening system matter most. |
| Wood Shake | $7.00 – $15.00+ | Aesthetic choice; maintenance and code/HOA restrictions may apply. |
The ranges above reflect published DFW/Texas ranges and common DFW contractor pricing guidance; your final number is driven most by pitch, tear-off, decking, ventilation, flashing/penetrations, and complexity.
Residential Pricing by Pitch + Roof Complexity (What Homeowners Miss)
Complexity Buckets (Typical Pricing Shift)
- Simple: 1–2 ridges, few valleys, minimal penetrations → often near the low end.
- Standard: hips/valleys, typical vents/chimney → middle of range.
- Cut-up / Complex: many facets, dormers, skylights, steep areas → upper range.
- Very Complex: multiple dormers + steep pitch + lots of details → premium labor and staging.
Pitch & Safety (Why Steep Costs More)
- Steeper roofs require more time for tear-off and install, plus fall protection and staging.
- Many estimating guides recommend applying pitch factors (surface area) and additional multipliers for steep production speed.
- If two homes are both “2,500 sq ft,” the one with a steeper, taller roof can have substantially more roof surface area.
Residential Adders (Line-Item Costs That Change Your Total)
These are common line items that move your price up or down. A “cheap” bid often excludes or under-scopes these.
| Item | Typical DFW Allowance (Range) | What to Verify on Bids |
|---|---|---|
| Tear-Off & Disposal | $0.75 – $2.50 / sq ft(varies by layers + access) | Number of layers included, dump fees, magnet sweep, landscaping protection. |
| Decking Replacement (OSB/Plywood) | $90 – $180 / sheet installed(common range) | How many sheets included, price per additional sheet, thickness, fastening pattern. |
| Underlayment Upgrade | $0.25 – $1.25 / sq ft | Synthetic vs high-temp; tile/metal often needs higher spec. |
| Ice/Water Shield | $0.35 – $1.10 / sq ft(applied areas only) | Valleys, eaves, penetrations, walls—confirm coverage map. |
| Ventilation (Intake + Exhaust) | $350 – $2,500+ | Ridge vent length, soffit intake solution, bathroom exhaust routing, code compliance. |
| Flashing & Pipe Boots | $25 – $140 each(varies by material/detail) | Replace vs re-use, lead-free options, wall flashing scope, counterflashing at chimneys. |
| Chimney / Wall Terminations | $250 – $1,800+ | Step flashing, counterflashing, masonry repairs, cricket scope on wide chimneys. |
| Gutters (if included) | $7 – $18 / linear ft(material dependent) | 5” vs 6”, round vs K-style, downspouts count, leaf screens, tie-ins. |
Residential “Price Questions” — Answered
1) Is roofing priced by the home’s square footage?
No. It’s priced by roof surface area(slope area). A steep, complex roof can have far more roof square footage than the home’s interior.
2) What’s a “square” in roofing?
A roofing “square” = 100 sq ft of roof surface area. Many bids are expressed as $/square or $/sq ft.
3) Why are my bids thousands apart for “the same material”?
Most price gaps come from differences in: tear-off layers, decking allowance, ventilation scope, flashing replacement, starter/valley/ridge components, jobsite protection, and whether the contractor is pricing a true manufacturer assembly.
4) How can I compare bids fairly?
Require each bid to list: underlayment type, ice/water locations, ventilation plan, flashing/pipe boot replacement, decking allowance (per sheet price), and exact shingle/metal/tile system components.
Commercial Roofing Cost in DFW (2026 Property Owner Pricing Guide)
Most commercial roof replacement projects in Dallas–Fort Worth fall between $6.00–$20.00+ per square foot, depending on system type, insulation package, tear-off scope, drainage, penetration density, access logistics, and warranty requirements.
Large commercial facilities (20,000–100,000+ sq ft) commonly range from $120,000 to $850,000+ depending on assembly and project complexity.
DFW Commercial Roofing System Pricing Overview (2026)
| Roof System | Installed Cost Range | Best Use Case |
|---|---|---|
| TPO (Single-Ply) | $6.50 – $16.00 / sq ft | Most common DFW commercial system; cost driven by insulation, coverboard, tapered drainage, and tear-off. |
| PVC (Single-Ply) | $7.50 – $19.00 / sq ft | Preferred for restaurants/grease exhaust and chemical-exposed facilities. |
| EPDM (Rubber) | $7.00 – $13.00 / sq ft | Durable and serviceable; good option for certain low-slope assets and recover strategies. |
| Modified Bitumen | $6.00 – $14.50 / sq ft | Durable low-slope system; pricing varies by ply count and base conditions. |
| Built-Up Roofing (BUR) | $7.00 – $16.00 / sq ft | Multi-ply redundancy for industrial/legacy buildings; great puncture resistance. |
| Standing Seam Metal (Commercial) | $10.00 – $18.00 / sq ft | Ownership-hold assets, architectural projects, low maintenance strategy. |
| Metal Retrofit / Recover | $8.00 – $18.00 / sq ft | Avoids tear-off; depends on framing, fastening zones, and structural evaluation. |
| Silicone / Acrylic Coatings | $2.50 – $7.50 / sq ft | Life-extension option when moisture scan confirms recover viability. |
| Clay Tile (Architectural / Entry Features) | $12.00 – $26.00 / sq ft | Used on sloped accent areas; structure, underlayment, and fastening system matter. |
Pricing reflects 2026 DFW conditions and common scopes. Actual pricing varies most by insulation package, tear-off depth, drainage scope, penetration count, warranty target, and access logistics.
What Drives Commercial Roof Cost the Most
- Insulation & Coverboard Package: tapered ISO, energy-code upgrades, R-value targets
- Tear-Off vs Recover: layer count, moisture saturation, disposal logistics
- Drainage & Ponding Corrections: added drains, scuppers, crickets, tapered slope design
- Detail Density: HVAC curbs, skylights, vents, walls, parapets
- Warranty Assembly: NDL requirements, membrane thickness, fastening density
- Access & Safety: crane/lift needs, fall protection, staging, site logistics
Commercial Adders (The Line Items That Decide Your Final Price)
Commercial proposals can look similar on $/sq ft, but totals diverge when these items are scoped correctly.
| Item | Typical DFW Allowance (Range) | What to Verify |
|---|---|---|
| Tear-Off & Disposal | $1.00 – $4.00 / sq ft(layers + access) | How many layers included, wet insulation handling, haul-off logistics. |
| ISO Insulation (Added R-Value) | $0.90 – $2.75 / sq ft(thickness dependent) | Thickness, fastening pattern, tapered vs flat, code targets. |
| Coverboard (HD/Glass Faced) | $0.60 – $1.75 / sq ft | Required for warranty? protection against hail/foot traffic? attachment method. |
| Tapered System (Drainage Correction) | $1.25 – $4.50 / sq ft(design dependent) | Who designs it, crickets included, positive drainage plan, ponding locations addressed. |
| Drains / Scuppers / Overflows | $450 – $2,500 each | New vs replace, plumbing tie-ins, overflow compliance, sump boxes. |
| HVAC Curbs / RTU Resets | $350 – $2,800 each | Curb condition, counterflashing, pitch pans, coordination with mechanical. |
| Edge Metal / Coping / ANSI-SPRI | $12 – $38 / linear ft | Gauge, securement, warranty compliance, termination details. |
| Access (Lift, Crane, Staging) | $1,500 – $18,000+ | Included or excluded? duration, street closures, roof loading constraints. |
| Manufacturer Warranty & Inspections | $0.20 – $1.25 / sq ft | NDL term, inspection schedule, fees included, assembly requirements met. |
Budget Range vs Formal Bid — What Asset Owners Should Expect
| Budget Range (Fast) | Formal Bid (Verified) |
|---|---|
| High-level cost modeling | Line-item scope with verified assemblies |
| Used for CAPEX forecasting | Used for approvals, lender review, and contracts |
| Assumes standard conditions | Includes confirmed site conditions & moisture scan data |
| 24–48 hour turnaround | 5–10 business days depending on scope |
Commercial Roofing Scope Checklist (Compare Bids Correctly)
- Insulation thickness, coverboard type, and R-value
- Moisture scan inclusion & wet insulation replacement allowance
- Drain and scupper scope (existing vs new)
- Edge metal / coping compliance and securement
- Penetration flashing and curb rebuild scope
- Attachment method & wind-uplift compliance
- Manufacturer inspection & warranty fees
- Daily cleanup & tenant/property protection
CAPEX Planning: Repair, Restore, or Replace?
- Remaining service life and leak frequency
- Moisture scan findings & insulation saturation
- Repair vs coating vs full replacement ROI
- Energy efficiency improvements & operating cost savings
- Hold vs sell timelines & refinance planning
The objective is to avoid emergency capital events and align roofing decisions with ownership strategy.
Request a Fast Roof Budget Range (Residential or Commercial)
For a fast budget range, send: address, approximate roof size(or building sq ft), roof type, and any known leak/ponding areas. We’ll reply with a realistic DFW range and the exact scope items that drive it.
Call/Text: 469-273-6098
Pricing ranges align with commonly published Dallas/Texas roofing cost data and estimating guidance (e.g., Dallas-area replacement averages, material/system ranges, EPDM/TPO ranges, and pitch/steep-slope definitions).