What a roofreplacement costsin San Antonio
What local roofers actually charge per square and what pushes your job toward the top or bottom of that range, so you can tell a fair estimate from a padded one.
The short answer
A roof replacement is priced per square, meaning one hundred square feet of roof surface, and the total is that rate multiplied by your roof’s real surface, plus tear-off, plus whatever the crew finds underneath. Anyone who gives you a firm number without going up there is guessing, and the guess is usually low.
You can work your own surface out in about thirty seconds: the calculator takes your footprint and pitch and shows the arithmetic rather than just an answer.
The five things that set the price
In roughly the order they matter, and only one of them is a decision you get to make in advance.
- 1
Roof surface, not floor area
A 2,000 sq ft house does not have a 2,000 sq ft roof. Pitch, overhangs and dormers all add surface, and surface is what gets paid for.
- 2
Material
The largest thing you control. We price 5 of them, from architectural asphalt shingle through to concrete and clay tile.
- 3
Tear-off
Every existing layer has to come off, be carried down and be disposed of. Two layers is not twice the work of one, but it is not far off.
- 4
What is under the old roof
Rotten decking, failed flashing, and vents or chimneys that need reworking are invisible until the roof is off, and together they move a total more than the shingle choice does.
- 5
Which jurisdiction you are in
San Antonio, New Braunfels (Comal), Boerne (Kendall) and the unincorporated pockets between them do not permit the same way. Some communities have no city building department at all.
What roofers in San Antonio charge, per square
Installed cost per roofing square, one hundred square feet of roof surface, gathered 2026-08-25 from published price pages of San Antonio roofing companies. Multiply a rate by your roof’s squares to get a material range, then add tear-off and the permit fee below. Every row links to the sources that support it; the full list, with publisher and date, is at the bottom of this page.
| Material | Per square | Sources |
|---|---|---|
| Architectural asphalt shingle | $450 to $700 | S1, S2, S3, S8, S21, S22, S30 |
| 3-tab asphalt shingle | $350 to $500 | S1, S8, S21, S22 |
| Standing seam metal | $1,000 to $1,600 | S9, S10, S12, S15 |
| Exposed-fastener metal panel | $500 to $900 | S9, S11, S13, S16b |
| Concrete or clay tile Spans concrete tile’s low to clay tile’s high. Concrete and clay price differently; ask which material a quote assumes. | $1,100 to $2,000 | S9, S17, S18, S19, S20 |
| Tear-off | Per square | Sources |
|---|---|---|
| None, new construction | None | |
| One layer | $100 to $300 | S6, S14, S25, S29 |
| Two layers Not a sourced San Antonio rate. Set as the one-layer rate applied twice; no local source prices a second layer separately. | $200 to $600 | Not sourced, an assumption |
The two-layer tear-off rate is not a sourced San Antonio figure. No local roofing company publishes a rate for removing a second layer separately from the first. It is set here as the one-layer rate applied twice, an assumption, and it is priced that way rather than left out, because San Antonio building code allows up to two layers before a full tear-off is required (sources S6 and S25).
Residential re-roof permit$25 flatSource for San Antonio residential re-roof permit fee (opens in a new tab)
The permit fee is the City of San Antonio’s own number, not a contractor’s estimate. The Development Services Department’s FY2026 fee schedule lists a residential re-roof permit as a flat $25 fee (S27), cross-checked at $26.50 by a third-party permit aggregator (S28). Several San Antonio roofing-company sites instead quote $150 to $500 for the same permit. That figure is not used above. The official fee schedule is treated as the authority on what the City itself charges; a roofer’s $150 to $500 estimate likely bundles other costs, such as a dumpster permit for the right-of-way, rather than describing the City’s permit fee alone. We pulled that fee schedule ourselves on 2026-09-07 to check it was still current: page 5 of the FY2026 PDF still lists a Residential Re-roof Permit at a flat $25.00, unchanged from the source cited above.
3-tab vs. architectural vs. metal, on a 2,000 sq ft roof
The per-square rates above are a materials number; what a homeowner actually wants to know is what that means for their own roof. Below are the three most-asked-about materials, priced out on a 2,000 sq ft footprint at a 6-in-12 pitch, which this site’s own pitch table puts at 22.36 squares of actual surface. Figures are materials only, before tear-off and the permit above.
| Material | Per square | 22.36 squares |
|---|---|---|
| 3-tab asphalt shingles | $350 to $500 | $7,800 to $11,200 |
| Architectural asphalt shingles | $450 to $700 | $10,100 to $15,700 |
| Standing seam metal | $1,000 to $1,600 | $22,400 to $35,800 |
The gap is not small: the same 2,000 sq ft home runs roughly $24,600 more in materials alone for standing seam metal than for 3-tab shingles. A repair on an aging shingle roof and a full metal replacement are two different conversations to have with a contractor, and this table is the reason why.
Pitch: the one number you can work out yourself
Pitch is written as rise over run: how many inches the roof climbs for every twelve it travels. It multiplies your footprint into real surface, and unlike everything else on this page the multiplier is not market data. It is geometry, and it is the same in any city.
| Pitch | Multiplier | A 2,000 sq ft footprint becomes |
|---|---|---|
| Low (3 in 12) | ×1.031 | 2,062 sq ft |
| Medium (6 in 12) | ×1.118 | 2,236 sq ft |
| Steep (9 in 12) | ×1.250 | 2,500 sq ft |
| Very steep (12 in 12) | ×1.414 | 2,828 sq ft |
Derived as √(rise² + run²) ÷ run. Above roughly 7 in 12 a crew also needs staging and fall protection, which adds labour on top of the extra surface.
Hail, and what a roofer may and may not do about it
Most roof replacements in this part of Texas start with a storm rather than with a plan. That makes the insurance side of it as consequential as the price, and it is worth knowing where the line sits before anyone knocks on your door.
Under Texas Insurance Code chapter 707, a roofing contractor may not negotiate or adjust a claim on your behalf, and may not offer to absorb or waive your deductible. Both are prohibited, and a contractor who offers either is telling you something useful about how they work. What a contractor can do is inspect and document the damage, and be on the roof when your adjuster is.
The claim itself is between you and your insurer. We are a publisher and not a contractor, so this is a description of how the process works and not a service anyone here is offering.
Questions worth asking before you sign
- How many squares are you pricing, and how did you measure them?
- What happens to the price if you find bad decking, and at what rate?
- Who pulls the permit, and in which jurisdiction?
- Is the tear-off and disposal in this number, or added later?
- What exactly is warranted (the material, the workmanship, or both), and by whom?
Roof replacement cost San Antonio, question by question
- What is a roofing square?
- One hundred square feet of roof SURFACE. Roofs are priced per square, and the surface is always larger than the footprint of the house because the roof is sloped.
- Does a steeper roof cost more?
- Yes, twice over. A steeper roof has more surface area over the same footprint, and above roughly 7 in 12 a crew needs staging and fall protection, which adds labour.
- Can a roofer handle my insurance claim?
- No. Under Texas Insurance Code chapter 707 a roofing contractor may not negotiate or adjust a claim on a homeowner’s behalf, and may not offer to absorb or waive your deductible. A contractor can document damage and meet your adjuster on site; the claim itself is between you and your insurer.
- How much does a roof replacement cost in San Antonio?
- It depends on material and your roof’s real surface, not its footprint. Multiply the per-square rates in the table above by your squares; on a typical 2,000 sq ft footprint at a 6-in-12 pitch, that is about 22.36 squares, putting 3-tab shingles around $7,800 to $11,200, architectural shingles around $10,100 to $15,700, and standing seam metal around $22,400 to $35,800, all before tear-off and the $25 city permit.
- Do I need a permit to replace a roof in San Antonio and how much is it?
- Yes. A residential re-roof inside the city of San Antonio needs its own permit. We pulled the City’s FY2026 Development Fee Schedule ourselves on 2026-09-07 and confirmed it on page 5 of the PDF: Residential Re-roof Permit, $25.00 flat, unchanged from the source already cited on this page. Outside the city limits the fee and the requirement itself can differ; Comal and Kendall counties do not all permit the same way.
- How much does roof tear-off cost in San Antonio?
- One layer runs $100 to $300 per square, sourced from four San Antonio roofing companies’ published rates. A second layer is not priced separately by any local source we found, so this site treats it as an assumption, one pass of the one-layer rate applied twice ($200 to $600 per square), and flags it as such rather than presenting it as a market rate. San Antonio code allows up to two layers before a full tear-off is required.
- How much is a roof on a 2000 sq ft home?
- A 2,000 sq ft footprint is not a 2,000 sq ft roof: at a typical 6-in-12 pitch it becomes about 2,236 sq ft of actual surface, 22.36 squares. Multiply that by whichever material rate you are pricing above; for architectural shingles, the most common material among the roofers on this site, that puts materials at roughly $10,100 to $15,700 before tear-off and the permit.
- Is $30,000 too much for a roof?
- Not necessarily; it depends what is being replaced. On a typical 2,000 sq ft home, $30,000 sits above the entire sourced range for asphalt shingles, both 3-tab and architectural top out under $16,000, but within the range for standing seam metal ($22,400 to $35,800) and concrete or clay tile ($24,600 to $44,700). The number alone does not say whether it is fair; the material and the squares being priced do.
- Will insurance cover a 20 year old roof in Texas?
- There is no single statewide rule; it depends on the specific policy. Many Texas insurers switch a roof from replacement-cost to actual-cash-value coverage somewhere between 10 and 20 years old, weighing age alongside condition and any storm damage on file, and some decline to renew a policy at all past a set roof age. We are a publisher, not an adjuster or an agent, so a repair-or-replace decision and a coverage question both come down to what your own policy’s roof-age endorsement says, not a general cutoff.
The permit itself is explained on our San Antonio roofing permits page, and every re-roof permit the City has issued since 2020 is searchable in the permit index. Tear-off has its own page, and so does metal.
Where our figures come from
Rates gathered 2026-08-25 from published price pages of San Antonio roofing companies and the City of San Antonio fee schedule. Each range is the overlap of at least two independent local sources unless noted otherwise. Refreshed at least twice a year.
Dolan Roofing, Bison Roofing and Rhino Roofers are also ranked companies elsewhere on this site. They appear in the source list below only as the publishers of public price pages used as market-rate evidence, with no ranking or editorial claim implied by that.
Sources
- S1Dolan Roofing & Construction. https://www.dolanroofing.com/cost-of-a-shingle-asphalt-roof-in-san-antonio/. 2025-06-20. 3-tab asphalt shingle rate.
- S2Dolan Roofing & Construction. https://www.dolanroofing.com/cost-of-a-shingle-asphalt-roof-in-san-antonio/. 2025-06-20. Architectural asphalt shingle rate.
- S3Ripple Roofing & Construction. https://rippleroofs.com/blog/roof-replacement-cost-san-antonio. 2026-04-16. Architectural asphalt shingle rate.
- S6Ripple Roofing & Construction. https://rippleroofs.com/blog/roof-replacement-cost-san-antonio. 2026-04-16. One-layer tear-off rate. Also the basis for the two-layer tear-off assumption.
- S8Wannamaker Roofing. https://www.wannamakerroofing.com/roof-replacement-cost-san-antonio/. 2026-03-01. 3-tab and architectural asphalt shingle rate, derived per square from a stated 22-square reference home.
- S9Wannamaker Roofing. https://www.wannamakerroofing.com/roof-replacement-cost-san-antonio/. 2026-03-01. Standing seam metal, exposed-fastener metal, concrete tile and clay tile rates, derived per square from a stated 22-square reference home.
- S10Dolan Roofing & Construction. https://www.dolanroofing.com/standing-seam-metal-roof-cost/. 2025-08-27. Standing seam metal rate.
- S11Dolan Roofing & Construction. https://www.dolanroofing.com/standing-seam-metal-roof-cost/. 2025-08-27. Exposed-fastener metal panel rate.
- S12Affordable Roofing Contractors San Antonio. https://affordableroofingcontractorssanantonio.com/blogs/metal-roof-cost-1500-sq-ft-house/. 2026-05-19. Standing seam metal rate.
- S13Affordable Roofing Contractors San Antonio. https://affordableroofingcontractorssanantonio.com/blogs/metal-roof-cost-1500-sq-ft-house/. 2026-05-19. Exposed-fastener metal panel rate.
- S14Affordable Roofing Contractors San Antonio. https://affordableroofingcontractorssanantonio.com/blogs/metal-roof-cost-1500-sq-ft-house/. 2026-05-19. One-layer tear-off rate.
- S15Bison Roofing. https://bisonroofing.net/metal-roofing-costs-san-antonio/. 2026-08-25. Standing seam metal rate.
- S16bBison Roofing. https://bisonroofing.net/metal-roofing-costs-san-antonio/. 2026-08-25. Exposed-fastener metal panel rate.
- S17Dolan Roofing & Construction. https://www.dolanroofing.com/cost-of-a-tile-roof-in-san-antonio/. 2026-02-02. Clay tile rate.
- S18Dolan Roofing & Construction. https://www.dolanroofing.com/cost-of-a-tile-roof-in-san-antonio/. 2026-02-02. Concrete tile rate.
- S19Bison Roofing. https://bisonroofing.net/tile-roof-cost-san-antonio/. 2026-08-25. Clay tile rate.
- S20Bison Roofing. https://bisonroofing.net/tile-roof-cost-san-antonio/. 2026-08-25. Concrete tile rate.
- S21Guild. https://guildtx.com/shingle-roof-costing-guide-in-texas/. 2026-08-06. 3-tab and architectural asphalt shingle rate.
- S22Apex Roofing & General Contractors. https://apexroofing.biz/blog/how-much-to-raise-the-roof-in-san-antonio-without-breaking-the-bank/. 2026-05-28. 3-tab and architectural asphalt shingle rate.
- S25Apex Roofing & General Contractors. https://apexroofing.biz/blog/how-much-to-raise-the-roof-in-san-antonio-without-breaking-the-bank/. 2026-05-28. One-layer tear-off rate, and confirms San Antonio code caps a re-roof at two layers.
- S27City of San Antonio, Development Services Department. https://docsonline.sanantonio.gov/FileUploads/dsd/CurrentFeeSchedule.pdf. FY2026, rev. October 2025. Residential re-roof permit fee, official and authoritative.
- S28PermitCalculator.com. https://permitcalculator.com/cities/san-antonio-tx/. 2026-03-23. Residential re-roof permit fee, third-party cross-check of S27.
- S29Bondoc Roofing. https://bondocroofing.com/how-much-does-it-cost-to-tear-off-and-replace-a-roof-in-san-antonio-tx/. 2026-08-14. One-layer tear-off rate.
- S30Rhino Roofers. https://rhinoroofers.com/featured/asphalt-shingles-cost/. 2026-06-09. Architectural asphalt shingle rate, cross-check.