Roof Replacement Cost in San Antonio, TX (2026)

Holmes Roofing & Exterior Solutions is a GAF-certified, family-owned crew based in Selma, TX, serving the full San Antonio metro. A full roof replacement on a typical 2,000 sq ft San Antonio home costs $18,000–$28,000 in 2026, or $2.50–$5.00 per square foot installed. The spread is real — pitch, shingle tier, decking condition, and whether insurance is involved are the four variables that move the number the most. This page explains each one so you know what to expect before an estimate. Free inspections, no obligation: call (210) 440-1013, Monday–Saturday 9am–6pm.

How much does a full roof replacement cost in San Antonio in 2026?

A full roof replacement on a typical 2,000 sq ft San Antonio home costs $18,000–$28,000, or $2.50–$5.00 per square foot installed. Smaller homes in the 1,200–1,500 sq ft range generally land in the $14,000–$20,000 window. Larger or more complex homes — steep pitch, multiple dormers, second story — can run $28,000 or more. These are all-in installed costs: shingles, underlayment, new flashing at every penetration, tear-off and haul-away, decking inspection with any replacement needed, and City of San Antonio permits. The blended market average across all roofing jobs — repairs and full replacements combined — is $5,000–$8,000. No honest roofer can quote you an exact number without seeing your specific roof. Holmes gives you a written quote after a free inspection: call (210) 440-1013 or request one online.

What factors drive the cost of a roof replacement up or down?

Four variables account for most of the spread between the low and high end of an estimate. Roof pitch is the first: a low-slope ranch roof is least expensive; once pitch rises above 7:12, crews need additional safety equipment and move more slowly — labor cost rises significantly on steep roofs. Number of penetrations is the second: every valley, vent, pipe boot, chimney, or skylight requires custom flashing work, and more penetrations mean more time. Decking condition is the third: we do not know how many boards need replacing until old shingles come off and we inspect the deck — homes with hidden long-term leaks sometimes need more board replacement than a structurally sound roof. Tear-off layers is the fourth: removing two existing layers costs more in labor and haul-away than a single-layer tear-off. All four show up in the written quote we give before any work starts.

Which shingle tier is right for my San Antonio home?

Shingle choice is the biggest cost lever you directly control. Three-tab shingles run approximately $560 per square installed — a flat, single-layer profile with standard performance and basic wind ratings. Architectural (laminate or dimensional) shingles cost about $615 per square — the most common upgrade choice in the San Antonio market, with a thicker layered profile, improved wind resistance, and better manufacturer warranty terms. Luxury shingles run around $765 per square — the most substantial visual profile and the longest warranties available. The right tier depends on your budget, how long you plan to stay in the home, and whether you’re replacing after storm damage (insurance often covers the same tier you had) or upgrading proactively. Holmes is a GAF-certified installer, which means we install to manufacturer spec and can unlock warranty coverage — including labor, not just materials — that non-certified contractors cannot offer.

Does homeowners insurance cover roof replacement in Texas?

Most Texas homeowners insurance policies cover hail and wind damage, and Texas is a replacement-cost-value state — meaning an approved claim pays what replacement actually costs today, not the depreciated value of a 15-year-old roof. You have up to three years from a hail event to file a claim under Texas law, but documenting damage promptly makes the process far easier. The typical path: insurance adjuster inspection, initial estimate, Holmes reviews the scope, supplements submitted for any missed items, carrier approves the full scope, you pay your deductible, we complete the work. One firm rule: Texas House Bill 1552 makes it illegal for a roofer to pay or waive your deductible. Any contractor advertising “zero out of pocket” or “we’ll cover your deductible” is violating state law. Walk away from that offer. Holmes has worked with USAA, State Farm, Allstate, Liberty Mutual, and Amica — we know how to document damage correctly and supplement when initial estimates come in short.

What if I’m paying out of pocket without an insurance claim?

If you’re paying out of pocket — the roof aged out naturally, damage was too minor to file, or you’re replacing proactively — the same cost ranges apply. Holmes offers financing through Synchrony Financial, and we walk through financing options at your free inspection if that’s useful. The out-of-pocket process is identical to an insurance job: free inspection, written scope you approve before we start, scheduled install date. Most single-story San Antonio homes are complete in one to two days. Homes with complex rooflines — multiple valleys, dormers, steep pitch — can take three days. We start at 6–7 a.m. to work in cooler morning temperatures. Our crew runs a rolling magnetic nail sweeper across your yard and driveway before leaving, and all old materials are hauled off the property the same day. Contact us at /contact/ or call (210) 440-1013 to get started.

What should I verify before hiring any San Antonio roofer?

Before signing anything, get answers to five questions. Is the contractor licensed with the City of San Antonio? Ask for the license number — Holmes’ is HIC-24-00928. Are they certified by a named manufacturer such as GAF? Certification is verifiable on the manufacturer’s website and matters for warranty terms. Do they pull the permit, or do they expect you to? Reputable contractors handle permits themselves. Do they run a nail sweep and haul all materials the same day? Leftover nails in your yard and driveway are the most common post-job complaint from homeowners who hired lower-cost crews. Finally, will they put the full scope in writing before any work begins — including materials, tear-off, permit, and decking replacement policy? If a contractor resists any of these questions clearly, that resistance is your answer. Get at least two written quotes before committing.

What does a roof replacement actually include — step by step?

The Holmes replacement follows a defined sequence every time. After the free inspection and written quote, the install crew arrives at 6–7 a.m. and removes existing shingles down to bare decking. We inspect every board: damaged or rotted boards are replaced before anything new goes on. New underlayment covers the full deck, then shingles are laid from eave to ridge in overlapping courses. Flashing is replaced at every penetration — pipe boots, vents, valleys, wall intersections, chimneys, and skylights. Ridge caps go on last. Before we leave, we sweep the yard and driveway with a rolling magnetic nail collector and haul all old materials off the property. You receive full written warranty documentation — including any applicable GAF manufacturer warranty — when the job is complete. Call (210) 440-1013 or visit /roofing/roof-replacement/ for more.

Ready for an honest look at what your roof actually needs? Call (210) 440-1013 or schedule your free inspection. We will tell you exactly what we find — including if your roof is fine and does not need work.