Richardson's residential stock is largely mid-century, which brings lower pitches, original decking and ventilation designed to a standard nobody would use now. On a tear-off here we expect to find deck repairs and we price the ventilation to the attic rather than putting back what was there.
Roof Replacement Across Richardson
The residential side of Richardson is largely mature housing, which means original decking, older flashing details and roofs that have already been through at least one replacement. The commercial side along the corridor is flat and low-slope roofing, which is an entirely different discipline: TPO, PVC and modified systems where the failure points are seams and penetrations rather than shingles.
What A Full Replacement Involves
A replacement is a tear-off, not a cover-over. Every layer comes off down to the decking, which is the only point at which anyone can tell you what condition the deck is in. Soft or delaminated sheets get replaced. Then underlayment, new flashing at every penetration, ice and water shield in the valleys, and the new roof covering.
Why We Do Not Re-Cover
Laying new shingles over old is faster and cheaper on the day, and it hides everything the deck is doing underneath. It also adds weight, traps heat, and voids most manufacturer warranties. If someone has quoted you a re-cover, ask what happens to the decking.
Ventilation Gets Sized, Not Copied
Most roofs in North Texas fail early from underneath rather than from above. We calculate intake and exhaust for the attic volume instead of putting back whatever was there before, because a roof cooking from the inside will not reach its rated life no matter what you spend on the shingle.
How Long It Takes
Most houses are a one-day tear-off and install, two if the roof is large, steep or heavily cut up. We protect the landscaping, run magnets over the drive and lawn at the end of each day, and haul the debris away rather than leaving a skip behind.
