Metal Roof Replacement Jobs on Midland Houses
A replacement isn't one job. What comes off, what goes back on and how much of the roof is involved all change the price. Below are five kinds, and the price works differently for each.
Shingle-to-Metal Tear-Off
This is the standard replacement. The shingles and old underlayment come off, the deck gets checked and patched, and new underlayment and metal go on. The 2018 IRC defines a replacement this way: every existing layer comes off down to the deck. While the roof is open, the code also wants rusted or damaged flashing, vents and edging replaced rather than reused. Ask the roofer to confirm in writing that the price covers new flashing. How the new deck, underlayment and panels go on is covered on the installation page.
- Code definition: removal of all roof layers down to the deck (2018 IRC R908.3)
- Tear-off and haul-away: $1,000 to $5,000 (HomeAdvisor)
- Old flashing and vents: replaced where rusted, damaged or deteriorated (R908.5)
Old Metal Roof Replaced with New Metal
Some older houses and add-ons already have a metal roof, often a screw-down panel that has rusted at the laps or worn its screw holes oval. You have two routes. One is a full strip and new panels. The other is a metal-over-metal retrofit, where new panels go over the old ones on a framing system. HomeGuide says a retrofit saves labor and adds a second layer. It also says the old metal has to come off when it has deteriorated or the structure can't carry another layer. The code rules for going over an existing roof are on the metal roof over shingles page. If the panels are sound and only the screws leak, screw replacement costs far less than either route.
- Structure check: the framing must carry the new roof plus the crew and materials during install (2018 IRC R908.2)
- Ask for: whether the quote is a tear-off or a retrofit, in writing
Insurance-Funded Replacement
After a big hailstorm, the insurer may end up paying for part of the new roof. The money comes in stages. With replacement-cost coverage, TDI says the first check is a partial payment and the rest follows once repairs start. On an older roof your policy may have switched to actual cash value, which pays less. The Texas rules on deductibles and who may handle your claim are on the metal roof hail damage page. Read it before you sign anything a storm chaser brings to the door.
Partial and Section Replacement
Sometimes one slope is ruined and the rest is fine. A tree limb, a bad section of rust or a leak that rotted the deck under one area can all be fixed without redoing the whole roof. The catch is matching. Painted metal chalks and fades with sun exposure, unevenly across a roof, so a new panel next to an older one may not match. The seam type matters too. Snap-lock panels come apart and go back together, while mechanically seamed panels have to be unseamed along their full length.
- Panel replacement: $3 to $14 per sq ft (HomeGuide); Fixr gives $4 to $14
- Ask for: the original panel profile and color name, so the new sheets match as closely as possible
Deck Repair During Replacement
You don't know what the deck looks like until the old roof is off. HomeGuide warns that damage found during the install can push back the schedule. Soft plywood shows up where water got in over the years, so look closely around vents, valleys and eaves. Now and then a rafter needs work too. Metal panels need a flat, solid base, or they show every dip. Ask for a per-sheet price for deck replacement in the contract, so you agree to it before anyone finds a soft spot.
- Rafter repair: $7 to $30 per sq ft, depending on rafter size and spacing (HomeGuide)
- Pre-replacement inspection: $100 to $400 (HomeGuide)
Why Midland homeowners call Midland Metal Roofing
- Free quotes, no obligation to hire
- Panel, gauge and price in writing before any work
- Your request goes to one Midland roofer, not a call list
- Homeowners never pay us for the referral
How Long Metal Lasts, and Why So Many Midland Roofs Are Due
The guides disagree on metal's lifespan, but none of their ranges are short. HomeGuide gives 30 to 80+ years, HomeAdvisor 40 to 70, and Fixr an average of 50 to 70. System matters more than material. SFS puts a screw-down roof at about 20 to 30 years and standing seam at 50+, and HomeGuide notes that corrugated panels wear faster than standing seam.
Midland's housing stock explains why replacement comes up so often. Census figures show 21,770 homes in the city, 37.7% of the total, were built before 1980. About a third of Midland homes (33.8%) went up in 2010 or later, so their first roofs are still young. Roughly 64% of occupied homes are owner-occupied, so most of these decisions land on the people living under the roof.
Paying for a Replacement Under Texas Law
A full metal roof is a large contract, and Texas has specific rules for it.
Your payments are trust funds
Texas Property Code 162.001 treats construction payments as trust funds for the job. On a written homestead contract over $5,000, the contractor has to hold them in a construction account (162.006). Misapplying $500 or more is a Class A misdemeanor (162.032).Three bids
TDI's advice is to get at least three, and not to sign a contract with blank spaces or one that agrees to repairs "for the value of insurance proceeds."Pay as the work is done
TDI says don't pay in full up front and hold the last payment until the job is finished. No general Texas law caps a roofing deposit, so the schedule is yours to negotiate.Door-to-door signings
of more than $25 can be canceled in writing; the window closes at midnight on the third business day after you sign.After a declared disaster,
extra payment rules apply to out-of-area contractors. They're on the hail damage page.