Roof Quote Feedback - Houston

File5

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9:15a, 7/10/26

AG

Looking for thoughts on a quote from DC Pines Roofing here in West Houston. (It's veteran-owned, good reviews, BBB).

- **Size**: ~4,100 sq ft roof area (~41 squares) on house + garage. Age ~ 12 years old roof.

- **Cash price**: $30k (with marketing agreement/cash/immediate contract). Financed "1-yr estimate" version jumps to ~$39k but I assume it's a sales gimmick.

- **Scope**: Full tear-off, CertainTeed Class 3 impact-resistant shingles, starter strips, multi-layer underlayment/ice & water shield, ridge vents where feasible w/whirly birds elsewhere, 160 sq ft decking replacement included, venting corrections, hand-nailed install, full cleanup/magnet sweep. A lot of time was spent explaining why the CertainTeed material they use is better than your average stuff and that it comes with a manufacturers warranty. It did look high quality to me.

- **Warranties**: 30-year labor + 50-year materials, transferable to subsequent owner. Is this better than other roofers?

- **Roof status**: Putting the pictures in AI it's currently rated "Good" overall, but attic shows some old moisture staining. I am no expert but don't know if all the sap, moisture, etc. that I was showed warrants immediate or not. There is no major structural issue or mold , mostly just staining. Was told "you don't want to replace THAT??" or something to that effect after he took/showed all the pictures. They did share the photos with me so that's nice although not difficult to get myself haha.

Is $30k (~$7.32/sq ft) reasonable for this level of quality/detail in Houston right now? Anyone worked with DC Pines? I assume this is slightly to moderately high, just don't want to be off by an order of magnitude. The sales techniques are annoying but trying to look past that to the deal. I was planning to 1) see if it's actually warranted right now and 2) get more bids/feedback on this one. Thanks in advance!

Jason_Roofer

Joined: Apr 15, 2021

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2:31p, 7/10/26

It's high. Really high if the decking is just those sheets. I couldn't feel good about quoting a roof that size at that price.

First, sorry for so many edits as I refine the response.

1.) 160 sq ft of decking is 5 sheets. I throw two sheets in but 5 sheets wouldn't be a big deal and usually I just eat those anyway. Only replace decking that NEEDS to be replaced. Staining is not a reason. Rot is a reason.

2.) Why are you replacing a roof at 12 years? What's the driver?

3.) Hand nails...again...why? This costs more, takes longer, nothing really to gain on this if the crew is experienced with a coil nailer.

4.) many Certainteed warranties are out of the box, and you need to make sure they are giving you a warranty they can actually offer. Validate Certainteed credentials. The installing company workmanship is what matters most and if they have a good warranty, no need to upsell the Certainteed warranty. You are paying for that, even if they aren't listing it. Most companies offering "50 year warranty" or "30 year warranty" havn't been in business for more than 10 years. We do a "Limited Lifetime Warranty" which equates to about 25 years, but it covers all workmanship, has no upcharge, no strings, no 'pre-requisites'. Check that and read the full warranty they are giving.

This is a good primer on warranties from us, but it may help spur some questions for you that may be helpful: https://stronghousebrands.com/what-does-a-limited-lifetime-warranty-actually-mean-for-your-home/

5.). Ventilation - whirlybirds AND ridge vent? There are very specific situations where this can be done but it's generally not encouraged. Pick one or the other.

Give me a shout if you want some more info and not a sales pitch, but we need a lot more details about this install before we can say if it's good/expensive or not. I've helped a lot of Ags on this site with reroofs, repairs, and information over the years. Give me a shout if you want a second opinion or a free quote.

Contact in profile.

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tgivaughn

Joined: Apr 5, 2012

Posts: 2,215

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5:37p, 7/10/26

AG

$6.64 but was dealing w/owner direct and they DID more than most
also plenty better than all others since 1980
but 30# felt, minimal Grace Ice/Water could be the difference

Aggieland might cost less?

Cash? Of course the lion's share at the end and post-owner's few days of self inspections

Gotta draw since me got no grammar MasterArch '76

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87IE

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In reply to File5 • 3:38p, 7/11/26

AG

File5 said:
Looking for thoughts on a quote from DC Pines Roofing here in West Houston. (It's veteran-owned, good reviews, BBB).

- **Size**: ~4,100 sq ft roof area (~41 squares) on house + garage. Age ~ 12 years old roof.

- **Cash price**: $30k (with marketing agreement/cash/immediate contract). Financed "1-yr estimate" version jumps to ~$39k but I assume it's a sales gimmick.

- **Scope**: Full tear-off, CertainTeed Class 3 impact-resistant shingles, starter strips, multi-layer underlayment/ice & water shield, ridge vents where feasible w/whirly birds elsewhere, 160 sq ft decking replacement included, venting corrections, hand-nailed install, full cleanup/magnet sweep. A lot of time was spent explaining why the CertainTeed material they use is better than your average stuff and that it comes with a manufacturers warranty. It did look high quality to me.

- **Warranties**: 30-year labor + 50-year materials, transferable to subsequent owner. Is this better than other roofers?

- **Roof status**: Putting the pictures in AI it's currently rated "Good" overall, but attic shows some old moisture staining. I am no expert but don't know if all the sap, moisture, etc. that I was showed warrants immediate or not. There is no major structural issue or mold , mostly just staining. Was told "you don't want to replace THAT??" or something to that effect after he took/showed all the pictures. They did share the photos with me so that's nice although not difficult to get myself haha.

Is $30k (~$7.32/sq ft) reasonable for this level of quality/detail in Houston right now? Anyone worked with DC Pines? I assume this is slightly to moderately high, just don't want to be off by an order of magnitude. The sales techniques are annoying but trying to look past that to the deal. I was planning to 1) see if it's actually warranted right now and 2) get more bids/feedback on this one. Thanks in advance!

Just call Jason... I promise you will be happier with the final outcome.........

4

RoyVal

Joined: Nov 26, 2004

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In reply to File5 • 7:33a, 7/12/26

AG

File5 said:
Looking for thoughts on a quote from DC Pines Roofing here in West Houston. (It's veteran-owned, good reviews, BBB).

- **Size**: ~4,100 sq ft roof area (~41 squares) on house + garage. Age ~ 12 years old roof.

- **Cash price**: $30k (with marketing agreement/cash/immediate contract). Financed "1-yr estimate" version jumps to ~$39k but I assume it's a sales gimmick.

- **Scope**: Full tear-off, CertainTeed Class 3 impact-resistant shingles, starter strips, multi-layer underlayment/ice & water shield, ridge vents where feasible w/whirly birds elsewhere, 160 sq ft decking replacement included, venting corrections, hand-nailed install, full cleanup/magnet sweep. A lot of time was spent explaining why the CertainTeed material they use is better than your average stuff and that it comes with a manufacturers warranty. It did look high quality to me.

- **Warranties**: 30-year labor + 50-year materials, transferable to subsequent owner. Is this better than other roofers?

- **Roof status**: Putting the pictures in AI it's currently rated "Good" overall, but attic shows some old moisture staining. I am no expert but don't know if all the sap, moisture, etc. that I was showed warrants immediate or not. There is no major structural issue or mold , mostly just staining. Was told "you don't want to replace THAT??" or something to that effect after he took/showed all the pictures. They did share the photos with me so that's nice although not difficult to get myself haha.

Is $30k (~$7.32/sq ft) reasonable for this level of quality/detail in Houston right now? Anyone worked with DC Pines? I assume this is slightly to moderately high, just don't want to be off by an order of magnitude. The sales techniques are annoying but trying to look past that to the deal. I was planning to 1) see if it's actually warranted right now and 2) get more bids/feedback on this one. Thanks in advance!

OUCH.

I just did a roof job. Do yourself a favor....go get 3-4 bids.

I negotiated a roof job, got a "free" solar roof fan thrown in, got a little rotten fascia wood work thrown in and had them throw in a few sheets of plywood in case they found any soft/rotten spots on my roof (they did on my external garage). The guy I went with wasn't the cheapest, but he was the most thorough and detailed.

I also wanted to go full class 3 impact singles. After talking to some folks (including my Aggie insurance agent that I've known for 25+ years) I didn't pay the extra money for them.

Jason_Roofer

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10:33a, 7/12/26

Just to be clear, a class 3 shingle is a standard architectural shingle these days. This is the baseline. There should be no charge for it. One year these shingles were not rated and the next year they were so draw your own conclusions about what that means for the shingle development and certifications process. Not all insurance carriers will discount a premium for Class III as an "Impact Resistant". State Farm will but the premium discount is not the same as a Class IV. Several others will as well.

Here are the architectural shingles (often called 30 year).

Class III
Certainteed Landmark
GAF Timberline HDZ
Owens Corning Duration
Malarkey Highland AR
IKO Dynasty
Even the cheaperIKO Cambridge is Class 3 rated now.

Class 4
Certainteed Landmark ClimateFlex
GAF ArmorShield II
Owens Corning Duration STORM
Malarkey Vista
IKO Nordic

RoyVal

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In reply to Jason_Roofer • 5:41a, 7/13/26

AG

Jason_Roofer said:
Just to be clear, a class 3 shingle is a standard architectural shingle these days. This is the baseline. There should be no charge for it. One year these shingles were not rated and the next year they were so draw your own conclusions about what that means for the shingle development and certifications process. Not all insurance carriers will discount a premium for Class III as an "Impact Resistant". State Farm will but the premium discount is not the same as a Class IV. Several others will as well.

Here are the architectural shingles (often called 30 year).

Class III
Certainteed Landmark
GAF Timberline HDZ
Owens Corning Duration
Malarkey Highland AR
IKO Dynasty
Even the cheaperIKO Cambridge is Class 3 rated now.

Class 4
Certainteed Landmark ClimateFlex
GAF ArmorShield II
Owens Corning Duration STORM
Malarkey Vista
IKO Nordic

whoops I mean to say I wanted to go class 4 but went class 3 instead. Your information is always much appreciated! Definitely helped me through the process a few months ago!

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