After the storm: when your Austin roof needs replacing

Austin gets hit hard. Hail in spring, straight-line winds during summer storms, and the occasional ice event in winter. By the time you're reading this, you've probably either just been through a storm or you're staring up at your roof wondering if it's about to be a problem.

Here is the honest version of what every Austin homeowner should know after a storm: when a repair is enough, when you actually need a replacement, and how to handle the insurance side without getting taken advantage of.

First, do a careful look from the ground

Don't climb up there. Most roof injuries happen to homeowners and DIYers, not contractors. Walk the perimeter of your house and look for:

• Missing or visibly torn shingles. Even one or two is a sign there could be more.
• Granule buildup in your gutters or at the bottom of downspouts. A few granules is normal. Piles are not.
• Dents in metal flashing, vents, or gutters. If hail dented the metal, it almost certainly bruised the shingles.
• Cracked, lifted, or curled shingles, especially on the south and west sides. Those sides take the worst of Austin's UV and storm exposure.
• Daylight in the attic. Easy check, scary finding. Means a hole in the deck or a torn-back shingle.
• Stains on ceilings or upper-floor walls. Often a sign of an active or recently active leak.

If you find any of these signs, call a roofer for an inspection before you call your insurance company. A reputable roofer will tell you whether you have a real claim or just normal wear and tear. Filing a claim that doesn't pay out can still affect your premiums.

Repair vs. replacement: how to actually tell

A repair is usually right when:

• The damage is contained to one area or one slope of the roof.
• Your roof is under 12 to 15 years old.
• The shingles in the damaged area can be matched (color, style, profile).
• There is no widespread granule loss or hail bruising across the rest of the roof.

A replacement is usually right when:

• You see hail bruising or impact marks across multiple slopes.
• The roof is 18+ years old, or near the end of its rated life.
• Multiple leaks have shown up, or one leak has come back after a repair.
• The decking under the shingles is soft, sagging, or has visible rot.
• Your insurance adjuster has totaled the roof. (More on that below.)

How long does a roof replacement take?

For a standard Austin home, the actual replacement is usually 1 to 2 days on the roof. From the day you sign to the day the crew shows up is typically 2 to 6 weeks, depending on material lead times, permit pulls, and how busy the trades are. After a major hail event, that timeline can stretch to 8 to 12 weeks because every roofer in town is booked.

The insurance side, in plain English

1. Document everything before you call

Photos and video of the exterior, attic, and any interior staining, dated. Save them somewhere you can access from your phone. The more documentation you have when the adjuster shows up, the smoother the process goes.

2. Get an inspection from a real local roofer

Before the adjuster comes out, have a local roofer walk the roof and write up what they find. The good ones do this for free. They'll tell you whether you have a legitimate claim and roughly what scope they expect the carrier to approve.

3. Beware the door-knockers

After every major hail event in Austin, out-of-town storm chasers show up offering "free roofs" and "no out-of-pocket" promises. Many of them disappear before warranty issues come up. Hire a local roofer who lives in Austin, not someone working out of a hotel room.

4. Know what's covered

Most homeowners' policies in Texas cover wind and hail damage. They generally do not cover normal wear, age, or improper installation. Some policies have separate, higher deductibles specifically for wind and hail (often 1 to 2 percent of dwelling coverage). Read your declarations page before the adjuster arrives.

5. RCV vs. ACV matters

Replacement cost value (RCV) policies pay to replace your roof with new materials. Actual cash value (ACV) policies pay only the depreciated value. If your policy is ACV and your roof is 20 years old, you might end up with a small check and a big bill. Worth confirming now, before a storm.

What to ask any Austin roofer before you sign

• Are you locally based and have you been in Austin for at least a few years?
• Are you licensed and insured? Can I see proof of liability and workers' comp?
• What underlayment do you use? What about ice and water shield in the valleys?
• Will you pull the permit, or are you asking me to?
• What's the warranty on labor and on materials, in writing?
• Will you replace damaged decking and flashing if you find rot under the shingles? (The honest answer is "yes, on a per-board upcharge that we'll show you before installing.")
• Who picks up the trash and the nails? (Should be them. With a magnetic sweeper.)

Should you wait or replace now?

If your roof is doing its job and not actively leaking, you can usually wait until you have a storm event that triggers an insurance claim or until the roof reaches end-of-life. Don't replace a perfectly functioning roof out of fear. But also don't wait through three obvious leaks hoping it'll stop on its own. The damage to drywall, framing, and insulation usually costs more than the new roof would have.