A roof replacement in Austin typically runs $8,000 to $30,000 and up for a full tear-off and re-roof, depending on size, pitch, material and how much decking has to be replaced. This page explains what a replacement involves, what drives the price, and what Austin’s rules actually require, so you can read any roofer’s quote with a clear head.
Austin Roofs is a referral service, not a roofing contractor. Your inspection and estimate come from our partner roofer, an independent contractor. Our partner roofer is checked against the standard on this page before we send a single request. How this works.
When a roof needs replacing, not repairing
Replace when the problem is the whole roof, not a spot on it:
- Granule loss across most slopes, with exposed asphalt or bare fiberglass mat.
- Hail bruising spread across several slopes, not one corner. See hail damage.
- Shingles that crack when lifted. The oils are gone and they can no longer be resealed.
- Multiple leaks, or one leak that keeps moving.
- Decking that gives underfoot in more than a few places.
- An insurer that has moved the roof to actual cash value or warned of nonrenewal over its condition.
Repair when the damage is local and the rest of the roof has years left. A good inspection report says which one you have. See roof repair.
What it costs
These are typical Austin ranges, not a price list. The partner roofer quotes in writing after an inspection.
- Full asphalt shingle replacement: about $8,000 to $30,000 and up (the range Google’s AI Overview shows for Austin). A one-story, 2,000-square-foot ranch with a simple gable roof sits toward the low end. A two-story home with a steep, cut-up roof, multiple valleys and skylights sits toward the top.
- Metal roofing: more than asphalt up front. See metal roofing.
What moves the price:
- Roof area and waste. Measured in squares (100 square feet). Hips, valleys and dormers raise waste.
- Pitch and height. Steep or two-story roofs are slower and need more safety setup.
- Layers to remove. A second layer of old shingles adds tear-off and disposal.
- Decking. Rotten or delaminated decking is replaced per sheet. A fair quote gives you the per-sheet price before work starts and photographs every sheet replaced.
- Shingle class. Impact-resistant (UL 2218 Class 4) shingles cost more than standard architectural shingles.
- Flashing, ventilation and penetrations. Chimneys, skylights, satellite mounts and the number of pipe boots.
- Access. Tight lots, long driveways, trees over the roof.
Anyone who gives you a firm price from the street has guessed at numbers 3, 4 and 6.
What a complete scope includes
A written scope worth signing lists each of these, by product name where it applies:
- Tear-off of all existing roofing to the deck, and disposal.
- Decking inspection and a per-sheet replacement price.
- Ice-and-water or self-adhered membrane in valleys and around penetrations.
- Synthetic underlayment over the full deck.
- Drip edge at eaves and rakes.
- Starter strip, field shingles, and hip and ridge cap, by brand and line.
- Flashing: step flashing at walls, new pipe boots, chimney and skylight flashing, counter-flashing where needed.
- Ventilation: ridge vent or static vents sized to the attic, and intake at the soffit where it is missing.
- Nailing pattern per the manufacturer’s spec, which matters for the wind warranty.
- Cleanup with a magnet sweep, gutter clean-out, and a final walk-through.
- Workmanship warranty term (held by the contractor) and manufacturer warranty registration.
If one quote is cheaper, look for what is missing from this list. The usual suspects are underlayment grade, drip edge, flashing reuse and decking. Our partner standard requires a written scope in this form and a written workmanship warranty from the contractor.
Austin codes and permits
The City of Austin adopted the 2024 International Residential Code with local amendments, effective July 10, 2025. That is the standard a re-roof inside the city is built to.
Permits. A like-for-like roof covering replacement (asphalt over asphalt) is exempt from a City of Austin building permit. The exceptions: the home is in the Wildland-Urban Interface (WUI) zone and 50 percent or more of the roof is being replaced, or more than 128 square feet of decking is replaced. Those go through the city’s Express Permits process. Round Rock does not require a permit for a residential re-roof but does require drip edge. Georgetown requires a permit for a new roof inside city limits. [VERIFY] Cedar Park, Pflugerville and Leander do not publish a clear answer; call the building department before anyone tells you a permit is or is not needed there.
Wildland-Urban Interface. In Austin’s WUI zone (mostly west and southwest Austin), a 50-percent-or-more re-roof must meet the WUI code: Class A roof covering, metal valley flashing, ember-resistant vents with 1/8-inch mesh, and noncombustible gutters. Check the city’s WUI map for your address.
HOAs. Texas Property Code §202.011 says an HOA cannot ban shingles designed to resist wind and hail or improve energy efficiency, as long as they resemble the subdivision’s shingles and are at least equal in quality. Your HOA can still require an application.
How it works
- You request an estimate through the form or by phone. We pass it to our partner roofer.
- The partner inspects. Roof and attic, with dated photos. See roof inspection. The report is yours whether or not you hire them.
- Written scope and price. Everything in the list above, itemized.
- You decide. No obligation. Compare it to any other quote.
- If you hire the partner, they schedule, protect landscaping and AC units, tear off, replace bad decking (photographed), dry in and shingle. Most asphalt replacements take one to two days once started. [VERIFY]
- Close-out by the contractor. Magnet sweep, photos, warranty paperwork, and if you chose Class 4 shingles, the completed TDI form PC068 for your insurer.
The partner roofer pays us a referral fee on completed jobs. You never pay us, and the fee doesn’t change your price.
Insurance and replacement
If a storm is paying for the roof, three Texas rules matter. No contractor may pay or waive your deductible (Business & Commerce Code §27.02; it is a Class B misdemeanor). Your insurer can hold back the depreciation portion of a replacement-cost payment until you show proof you paid the deductible (Insurance Code §707.004). And no contractor may negotiate the claim for you (Insurance Code §4102.163). The partner can document, meet the adjuster at your request, and give you a scope. Details on the insurance claims page.
FAQ
How much does it cost to replace a roof on a 2,200 square foot house?
A 2,200-square-foot house usually carries 25 to 35 squares of roof, depending on pitch and overhangs. In Austin that puts most asphalt replacements in the lower-to-middle part of the typical $8,000 to $30,000-plus range. Steep pitch, two layers of tear-off, or rotten decking push it up. A real number comes from measuring and inspecting, in writing.
Is $30,000 too much for a roof?
It can be fair in Austin for a large, steep or complex roof, or for a Class 4 or metal system. It is too much for a simple one-story ranch. Compare the written scopes line by line: underlayment, drip edge, flashing, ventilation, decking price per sheet and warranty. The total alone tells you very little.
What is the 25% rule for roofing?
It is a Florida Building Code rule, and Florida changed it in 2022. Texas has no rule that says a roof must be fully replaced when more than 25 percent is damaged. In Texas, whether an insurer replaces or repairs comes down to the policy language and the adjuster’s scope, not a percentage threshold.
Should a 20 year old roof be replaced?
In Austin, probably yes, or at least inspected soon. Local heat and hail usually retire asphalt shingles at 12 to 18 years, and TDI notes that insurers may move older roofs to actual cash value or decline to cover one in poor condition. [VERIFY] A written inspection tells you whether you have a year or five.
Do I need a permit to replace my roof in Austin?
For a like-for-like shingle replacement inside Austin, no. The city’s exempt-work list covers it. You do need one if you are in the WUI zone and replacing 50 percent or more of the roof, or replacing more than 128 square feet of decking. Round Rock requires no re-roof permit. Georgetown does. [VERIFY]
Is it worth replacing a roof before selling?
Often, in Austin. Buyers’ inspectors flag old roofs, and buyers’ insurers may refuse to write replacement-cost coverage on one. A roof at the end of its life becomes a negotiation item either way. Get an inspection first; a repair and a clean inspection report sometimes does the job for far less.
Get a written replacement quote
Call or text (512) 000-0000, email hello@austinroofs.com, or request an estimate. Austin Roofs is a referral service, not a roofing contractor. Your inspection and estimate come from our partner roofer, an independent contractor. Not sure if a storm hit your street? Check the Austin Hail Map.