In Munger Place a re-roof needs design approval before a shingle moves. In Lakewood, a few blocks away, it does not. Knowing which side of that line your house sits on is worth several weeks.
Roof Experts is the roof replacement partner Dallas TX property owners trust. We bring DFW-quality crews and materials to every Dallas project — asphalt shingles, metal, tile, and slate. Free inspections, transparent pricing, workmanship warranties. Need an estimate? Call Roof Experts at (469) 936-7663 or request your free roof inspection online.
For how roof replacement works generally — materials, warranties, and what a tear-off involves — see Roof Replacement Services, or go straight to residential or commercial replacement.
Everything off, so the decking is seen rather than assumed. In a city with 56,870 pre-1950 homes, what is under the shingles is the entire question, and an overlay is a way of never having to answer it.
Pre-war Dallas decking is typically 1x6 boards with gaps. Where the gaps exceed what a modern shingle manufacturer allows, the correct fix is sheathing over the boards rather than nailing into a gap and hoping. We photograph the deck and explain the decision.
Intake and exhaust balanced to the attic volume. On a house built before air conditioning, the original ventilation almost never meets what a current shingle warranty requires — and ventilation is the requirement most denied warranty claims actually turn on.
Chimney and wall flashing cut into a proper reglet rather than sealed onto old mortar, new valley metal, new boots and vents. Reused flashing is the cheapest way to shave a bid and the most reliable way to produce a leak in year three.
Older Dallas houses are full of porch roofs, sleeping porches and additions under 2:12 where a shingle does not belong. Those sections get a proper membrane, properly flashed into the steep-slope field.
Where a Certificate of Appropriateness is required, we prepare and carry the submittal — material, profile and colour documentation — rather than handing you a form and a phone number.
Landmark or Conservation. A Landmark district — Swiss Avenue, Munger Place, Winnetka Heights, Junius Heights and the rest — requires a Certificate of Appropriateness approved by staff, the neighbourhood and the Landmark Commission before work begins. A Conservation district — Lakewood, the M-Streets, Kessler Park, Greenway Parks — does not. That single fact can be three to six weeks of timeline.
How much decking or overlay sheathing is included, what happens if we find more, which flashing is being replaced rather than reused, what ventilation is specified, and how the low-slope sections are handled. A surprise on a Dallas re-roof is almost always a scoping failure, not a discovery.
Dallas prices the permit at 0.009525 times declared valuation under $60,000, and the code says the fee shall be doubled where work begins before it issues. Concealment before inspection carries a further $200 per trade. Neither is worth risking to save two days.
Nothing opened wider than we can dry in the same day. Deck repairs photographed before they vanish under underlayment, inspection passed, manufacturer warranty registered including the ventilation compliance, and the photographic record handed over at closeout.
Dimensional, UL Class A, with wind ratings matched to Dallas's adopted 115 mph three-second gust and a colour range wide enough for most conservation-district expectations.
In-kind replacement and profile matching on the pre-war housing that carries genuine slate and tile. In a Landmark district the material choice is part of what the Certificate of Appropriateness approves, so it is settled before anything is ordered.
UL 2218 Class 4, in a county that logs 66 hail days a decade and recorded a 4.00-inch stone at Cedar Hill in June 2023. Frequently eligible for a Texas carrier premium discount worth pricing first.
Written, on the installation. A workmanship warranty is only ever worth the continuity of the company behind it — ours has run from the same building since 2019.
On qualifying systems installed to the published specification, including the ventilation requirement that most denied warranty claims hinge on.
We return and check sealant, flashing, boots and ridge before your first full Dallas storm season has gone by.
Don't see your question? Call us at (469) 936-7663 — we're happy to talk it through.
If you are in one of Dallas's 21 Landmark Historic Districts, plan on several weeks — the Certificate of Appropriateness is reviewed by staff, the neighbourhood and the Landmark Commission before work can begin. If you are in one of the 17 Conservation Districts, nothing is added at all, because a re-roof does not require a Certificate of Appropriateness there. Establishing which applies is the first thing we do on an older Dallas house.
Usually not. Pre-war Dallas decking is typically 1x6 boards, and where the gaps exceed what the shingle manufacturer allows, the correct fix is sheathing over the existing boards rather than tearing out sound structural decking. Where individual boards are rotten or split they get replaced. Either way you see photographs of what we found and why we made the call.
Dallas uses a formula rather than a flat fee: 0.009525 times the declared valuation for work under $60,000. If work starts before the permit issues, the code states the fee shall be doubled — mandatory language, not discretionary. Concealing work before inspection carries a further $200 per trade.
115 mph ultimate design wind speed, three-second gust, under the 2021 IRC adopted by Ordinance 32424 on 28 March 2023. That number drives the fastener schedule, the starter course, and the ridge and rake detailing.
Because in Dallas the deck is the question, not the shingle. With 56,870 homes built before 1950, a great many local roofs sit on board decking with gaps, cut-rafter framing and several previous coverings' worth of fastener damage. An overlay hides all of that from you, from us and from the inspector, adds weight to old framing, and shortens the life of the new roof.
It gets the right product. Older Dallas houses are full of porch roofs, sleeping porches and additions below about 2:12 pitch, where an asphalt shingle does not belong and will not hold. Those sections need a proper low-slope membrane properly flashed into the steep-slope field — one of the most common failure points on a cheap re-roof, because doing it correctly costs money nobody can see from the street.
Most Dallas single-family replacements are one to two days for tear-off, deck and install, with the roof dried in the same day it is opened. Pre-war housing with board decking, complex hip-and-valley layouts, slate or tile, or significant deck work extends that meaningfully. And in a Landmark district the approval, not the installation, is the long pole.
We document the damage, meet the adjuster on the roof and supply the scope. What we will not do is promise you an approval or inflate a scope so a deductible disappears. On an older Dallas house the honest answer is sometimes that the roof has reached end of life rather than sustained an insurable loss — and we will tell you that, even though it is the harder conversation.
Free inspection, honest scope, real warranty. Most service work scheduled within 24–48 hours.
(469) 936-7663