How Much Does a Roof Replacement Cost in League City, TX?

Size is the starting point. Roofers measure in squares, and a square is one hundred square feet of roof surface, not floor space. A one story ranch in Bay Colony can carry more roof than a two story in Westover Park because the footprint is wider. Vance measures the roof itself, not a satellite picture.

Pitch is how steep the slopes are. A low pitch walks easy and the crew moves fast. A steep pitch needs harnesses, toe boards and more time per square. Hips, valleys and dormers add cuts and waste. A plain gable in a 1970s subdivision off FM 518 is the cheapest shape to shingle. A 2000s two story in Tuscan Lakes with several valleys and a chimney is not.

Layers matter because every layer has to come off and go in the dumpster. If a previous owner shingled over the original roof, that is more tear off labor and a heavier dumpster, and the quote should say so.

Decking is the plywood or plank sheathing under the shingles. Nobody can price it until the old roof is off, so a fair quote gives you a per sheet price for replacement, and Vance shows you the bad wood before it is covered. Homes that had a slow leak at a chimney or bathroom vent usually have soft decking right there.

Penetrations are everything that pokes through the roof: plumbing vents, attic fans, furnace flues, skylights, chimneys. Each one gets a new boot or new flashing and ice and water shield around it. More penetrations, more labor.

Shingle grade is your call. Three tab shingles cost less and carry a lower wind rating. Architectural shingles cost more, last longer in Gulf Coast heat and hold up better in a storm. Algae resistant versions add a little and keep the north slope from streaking.

Disposal is the dumpster and the dump fees. Permits are whatever the city requires for a reroof. Both belong in the quote as included, not sprung on you later.

An overlay, sometimes called a layover or a nail over, is new shingles installed on top of the old ones. It skips the tear off, the disposal and the decking work, which is why the number is so much lower. It also skips everything that makes a roof last.

The old shingles hold heat against the new layer, and in a League City summer that cooks the new shingles from below. Soft decking never gets found. Old flashing gets buried instead of replaced. The new layer follows every curl in the old one, so the roof looks wavy from the street. Most shingle makers will not honor a warranty on an overlay, and when the roof fails, the next roofer charges for two layers of tear off. A Honesty Roofing does not do overlays. If one quote is far below the rest, ask whether the old roof is coming off.

Galveston County is a first tier coastal county, so many League City homeowners carry a separate windstorm policy through the Texas Windstorm Insurance Association on top of their regular homeowner policy. That windstorm policy has its own deductible, often a different size from the one on your main policy. Find it on your declarations page.

If you carry one, wind damage to the roof goes through that policy, and the windstorm deductible comes out of your pocket before the insurer pays anything. If the repair costs less than the deductible, a claim gains you nothing. If the roof needs replacing after a storm like Beryl in July 2024, the insurer pays the approved scope minus the deductible, and any upgrade beyond that scope is on you. We inspect, photograph every slope and write up what we found so your adjuster has clear documentation. You talk to the adjuster. We do not promise what a claim will pay and we do not file for damage that is not there. Our storm damage roof repair page covers the inspection.

A fair quote is one written number with the work spelled out under it. Look for these lines:

• Full tear off of every layer, with the number of layers stated
• Decking inspection and a per sheet price for replacement
• Drip edge at eaves and rakes
• Ice and water shield in valleys and around every penetration
• Synthetic underlayment over the whole deck
• The shingle by brand, line and color, nailed to the manufacturer's high wind pattern
• New pipe boots, new flashing at walls and chimneys, ridge vent
• Dumpster, dump fees and any permit
• Cleanup with a magnet, plus start and finish dates

If a line is missing, ask. A quote that says "new roof" and a price is not a quote, it is an invitation to a change order. Vance measures the roof himself, checks the attic where he can, and writes it all down before the job is scheduled. Compare two or three quotes line by line, and read our guide on how to hire a roofer in Texas before you sign. If you are not sure the roof needs replacing at all, a roof inspection will tell you plainly.