Roof Replacement Timeline: What to Expect

The roof replacement process begins with a thorough inspection — and in the Hill Country, this step carries more weight than in most other regions. Our team at TMB Construction checks not just the visible surface damage but also the decking, fascia, soffit, flashing around chimneys and valleys, and attic ventilation. In our 7+ years reroofing across Burnet, Lampasas, and Kingsland, we've found that roughly 40% of roofs that appear to need only a repair actually have decking rot or structural issues requiring full replacement to meet current code.

For insurance-related replacements — common after the Hill Country's March–May hail season — this inspection also serves as your documentation package. We photograph every area of damage with timestamps and measurements. Most insurance adjusters in Burnet and Llano counties require a written scope of work before approving a claim, which typically takes 3–7 business days to process once submitted. Scheduling your inspection early in the week helps avoid weekend delays that can push your project start by a full week.

Permitting is the stage that most surprises homeowners — and the one most contractors gloss over. In Burnet County, a roof replacement permit is required for full tear-offs on structures over 200 square feet, per the International Building Code (IBC 2021) as adopted by Texas. The Burnet County permitting office, located at 220 S. Pierce St. in Burnet, typically processes residential roofing permits in 3–7 business days for standard submissions. Complex projects — steep-pitch metal roofs, structures near the Edwards Aquifer Recharge Zone, or properties in Horseshoe Bay's city limits — may require additional review and add 3–5 days.

From our experience with Burnet County permitting, submitting a complete package on day one is critical. Incomplete applications — missing site plans, material spec sheets, or contractor license numbers — get kicked back and restart the clock. TMB Construction is licensed and insured in Texas under TDLR requirements, and we handle all permit paperwork as part of our process. Permit fees in Burnet County typically run $75–$150 for a standard residential reroof, depending on project valuation.

Material lead times in 2026 vary significantly by product type, and in Central Texas, supply chain timing can be affected by both national demand and regional distribution logistics. Standard 3-tab and architectural asphalt shingles are typically available within 2–5 business days from suppliers serving the Burnet–Marble Falls corridor. Premium impact-resistant shingles — rated Class 4 by UL 2218, which can qualify for Texas homeowner insurance discounts — sometimes require 5–10 business days if not in local stock.

Metal roofing panels, particularly standing-seam systems using 26-gauge Galvalume steel, generally have a 7–14 day lead time from regional Texas manufacturers. Custom colors or non-standard panel widths can extend that to 3 weeks. TMB Construction pre-orders materials as soon as permits are submitted to prevent idle time between approval and installation start. For projects in more rural areas like Bertram or Lampasas, we factor in an additional half-day for delivery logistics to job sites off major highways like US-281 or TX-29.

On installation day one, our crew begins with full tear-off of the existing roofing system down to the structural deck — typically OSB or plank sheathing on Hill Country homes built before 2000. A standard 2,000 sq ft ranch-style home takes 4–6 hours to tear off completely. Texas code (IBC 2021, Section 1511.3) prohibits applying new roofing over more than two existing layers, so in older Burnet and Marble Falls neighborhoods, a full tear-off is almost always required.

Once the deck is exposed, we inspect every sheet for soft spots, delamination, and nail pull-through. In our Hill Country projects, summer heat cycling between 40°F winter lows and 96°F+ summer highs causes significant OSB expansion and contraction over time — we replace damaged decking at a rate of approximately $2–$3 per square foot for materials and labor. New underlayment, including a self-adhering ice-and-water shield in valleys and eaves (required by Texas code within 24 inches of eaves), is installed the same day before any precipitation risk.

Actual roofing installation timelines vary by material and roof complexity. A straightforward asphalt shingle installation on a 2,000 sq ft home with a 6:12 pitch typically takes 1 full day with a 4-person crew. Steeper pitches (8:12 and above, common on custom Hill Country homes and barndominium designs), multiple roof planes, skylights, or complex chimney flashing add 4–8 hours per complexity factor. Metal roofing installation on the same footprint runs 2–3 days due to panel cutting, seaming, and trim work.

In summer months, we begin installation at 6:30–7:00 AM to complete the most labor-intensive work before afternoon temperatures exceed 100°F on the roof surface. ENERGY STAR-rated cool roof products — including reflective metal panels and lighter-colored shingles with solar reflectance index (SRI) values above 29 — are increasingly popular in our Horseshoe Bay and Marble Falls lakefront projects, where energy efficiency is a top homeowner priority. These products meet ENERGY STAR Version 3.1 standards and can reduce cooling loads by 10–15% in Central Texas climates.

Once installation is complete, two separate inspections take place: TMB's internal quality walkthrough and the official county inspection required before closing out the permit. Our crew performs a magnetic nail sweep of the entire yard — critical for homes with children, pets, or barefoot living spaces common in Hill Country lake properties. We also inspect all ridge caps, valley flashing, pipe boots, and drip edge for proper seating and sealant application.

Burnet County inspectors typically schedule within 1–3 business days of request. Passing inspection on the first visit is standard when permits are pulled correctly and work follows IBC 2021 specifications — in our experience, TMB projects pass first-inspection at a rate above 95%. After county sign-off, we provide homeowners with a completed permit card, photo documentation of the finished roof, and warranty documentation. Manufacturer warranties on architectural shingles typically run 30–50 years; standing-seam metal systems often carry lifetime warranties. Call us at 830-289-3852 to discuss which warranty tier fits your project.

Several factors specific to Central Texas can extend your roof replacement beyond the standard 1–4 week window. Weather is the most common variable: the Hill Country averages 30–40 thunderstorm days annually, and active hail events during March–May can both damage roofs and delay ongoing installations simultaneously — creating a regional backlog that stretches contractor schedules by 2–6 weeks. In 2024, a single April hail event in the Marble Falls–Horseshoe Bay area generated enough claims to keep local roofing crews booked 8–10 weeks out.

Insurance claim disputes are the second major delay factor. When insurers send a low-ball estimate that doesn't account for local labor rates ($65–$95 per square for installation in Burnet County) or require a second adjuster visit, timelines extend by 1–3 weeks. Supply chain disruptions, particularly for specialty metal panels or impact-rated shingles, can add another 1–2 weeks. Finally, unexpected structural findings during tear-off — rotted rafters, improper previous installations — require engineering consultation and amended permits, adding up to 2 additional weeks in complex cases.