Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Before
After
Before
After
Before
AfterFast, Reliable Roofing Across Lakehills
Roof replacement in Lakehills typically runs $8,000-$20,000 for a standard asphalt tear-off and reroof, while a standing seam metal roof on the same footprint usually lands between $15,000 and $40,000 depending on pitch, decking condition, and how much limestone the crew has to work around. We’re Barrett & Sons Construction, and we’ve been roofing homes across Bandera County since before most of the national franchise vans had GPS. If you’re on Medina Lake, off Wharton’s Dock Road, or up in the hills past PR 37, call (877) 610-1318 and Tom or one of his sons will answer.
Why Barrett & Sons Construction Is Lakehills’s Preferred Roofing Company
Lakehills is not a suburb. It’s a lake town with fishing-camp cabins from the 1950s, steep limestone lots, and a county permitting process that rewards contractors who’ve done it before and punishes the ones figuring it out on your dime. We’ve pulled permits through Bandera County enough times to know the inspector’s name and the specific sequence the county wants: roof inspection scheduled by us, not by some office that forgets to call you back. That’s not a small detail. A missed inspection call on a finished roof can hold your sign-off for weeks.
Our Roofing crew works Lakehills weekly, not quarterly. We stock common flashing, boot collars, and ridge cap locally so a repair doesn’t wait on a San Antonio parts run. Tom Barrett publishes his license number, his name, and his address. You can look all of it up before you sign anything. That’s the standard we’ve held since 1998, and it’s why most of our Lakehills work comes from a neighbor telling a neighbor.
Every Lakehills roof job gets a written scope before the first tear-off. Every allowance is on paper. Every price change is a written change order in your hand before work moves. If it’s not done right, the 90-Day Done Right Promise means one call brings Tom back. It’s written on the contract, not buried in a brochure.
Our Roofing Services in Lakehills
Roof Replacement & Installation
A full roof replacement in Lakehills is rarely just shingles. The older fishing-camp cabins along the lake were built as seasonal structures, and many have decking that’s rotted from decades of lake humidity and storm-driven rain. We scope for full decking replacement, inspect rafter spans, and check what’s sitting on the top plate before we quote. On steep rocky lots around Wharton’s Dock Road and Park Road 37, we plan for ground-mounted staging and lift equipment that can handle limestone ledge without a full day of rock-breaking just to set a ladder.
Metal Roofing
Standing seam metal makes sense on Lakehills homes for the same reason it’s becoming the default across the Texas Hill Country: it sheds water fast, handles wind, and doesn’t care about 100-degree summers the way asphalt does. We install GAF and CertainTeed products alongside standing seam systems rated for 140 mph winds. On lakefront cabins, metal also lets us engineer the pitch and overhang to keep water moving past unreinforced limestone stem walls instead of into them. A metal roof here runs $15,000-$40,000 depending on the gauge, the profile, and what the decking looks like once the old roof is off.
Tile Roofing
Barrel tile roofs show up on the newer Hill Country-style custom homes around Lakehills, and they need a different hand than asphalt. The weight alone means the rafter system has to be checked before we reuse existing framing. Tile repair in Lakehills runs $600-$2,500 for broken or slipped tiles, valley flashing, and underlayment patches. We don’t caulk a cracked tile and call it done. If the underlayment is compromised, we say so in writing with a price to fix it properly.
Roof Leak Repair
Lakehills gets flash floods, and flash floods find roof leaks. The shallow limestone soil around Medina Lake has almost no absorption, so water moves downhill fast and finds every gap in fascia, soffit, and flashing. We trace the actual water path, not just the ceiling stain. On an old cabin roof, the leak is often not the shingles at all. It’s the fascia and soffit acting as a highway for wind-blown water into the attic. Roof repair in Lakehills typically runs $400-$1,800, and we’ll tell you before we start whether you’re looking at a patch or a structural correction.
What happens when you call
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A real person answersNo phone trees - you reach a local pro.
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You get an upfront price rangeHonest numbers before anyone is dispatched.
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A background-checked tech heads outLicensed & insured, dispatched right away.
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You approve before work beginsNothing starts until you say go.
Trusted Brands We Service in Lakehills
We install and service roofing systems from GAF and CertainTeed, and for replacement windows on dormers or gable ends we work with Simonton, Ply Gem, and PGT products. Lakehills homeowners want materials they can look up, not mystery brands off a van. We keep common flashing profiles, boot collars, and ridge cap in our local stock so a repair on a Medina Lake cabin doesn’t wait on a distributor’s delivery schedule. If it’s a brand you can verify, we can work with it.
Common Roofing Problems We See in Lakehills Homes
- Rotted decking on 1950s-1970s fishing cabins. These homes were built as seasonal structures, not full-time residences. The decking is often OSB or thin plywood that’s been soaking up lake humidity for fifty years. A tear-off regularly reveals decking that can’t hold a nail.
- Non-engineered rafter spans. The old cabins were framed by whoever built them, not by an engineer. We’ve seen 2×4 rafters on 24-inch centers carrying three layers of shingles. Before any re-roof, we check what’s actually holding the roof up.
- Wind-blown water through fascia and soffit. Lakehills sits in flash-flood alley, and storm-driven rain doesn’t always fall straight down. It comes sideways off Medina Lake. Old fascia and soffit become the entry point, and the attic soaks up water that never touches a shingle.
- Limestone ledge complicating access. The Edwards Plateau limestone is inches below the surface throughout Bandera County. That affects staging, ladder placement, and even where we can put a dump trailer. A flatland crew that’s never worked rock will burn a day or two just trying to set up.
Pricing for Roofing in Lakehills, TX
Here’s what we quote in Lakehills, in writing, before any work starts:
| Service | Typical Lakehills Range |
|---|---|
| Roof Replacement | $8,000 - $20,000 |
| Metal Roof Installation | $15,000 - $40,000 |
| Roof Repair | $400 - $1,800 |
What moves your number inside those ranges: the condition of the decking once the old roof is off, whether the rafter system needs correction, how much rock the crew has to work around for staging, and whether the home sits in a FEMA floodplain or a GBRA shoreline easement. We scope all of it before we quote, not after. Call (877) 610-1318 for a free written estimate. If you have a written estimate from another contractor, bring it. We’ll give you a free second opinion.
The Lakehills Acreage Factor: What Changes Your Roof Price Here
Most roofing pages online will quote you a per-square price and act like the job is the same in Lakehills as it is in Leon Valley. It isn’t. On a Lakehills acreage lot, you’re not working with city permitting. You’re working with Bandera County, and the county’s process is different: the general contractor schedules the inspection, not the other way around. If that call doesn’t get made, the sign-off waits. We sequence the permit and inspection dates before the crew ever sets foot on the property so a finished roof isn’t sitting un-signed while we’ve moved to the next job.
Then there’s the rock. Edwards Plateau limestone sits inches below the surface throughout Lakehills, and excavation for anything, staging pads, dump trailer placement, even a temporary crane footing, often requires hydraulic rock-breaking equipment. That’s a line item a flatland roofer won’t have, and it shows up as a surprise change order halfway through. We put it in the original scope. If the rock turns out to be shallower than expected, the price doesn’t move unless we issue a written change order.
Outbuildings, shops, and detached structures are part of the acreage picture too. A roof replacement here often includes more than the primary residence. We’ll scope every structure on the lot, give you one written price for the whole project, and itemize each building so you can see exactly what you’re paying for.
Grading and drainage matter as much as shingles. Medina Lake’s water levels swing violently between drought and flood stage. A roof that sheds water straight into a limestone stem wall is a roof that’s still failing even if the shingles are new. We design the edge, overhang, and downspout path so water moves away from the foundation instead of into it. That’s not an upgrade. On a Lakehills lot, it’s the job.
This is the only roofing guide that tells you how to sequence a roof replacement on a Lakehills acreage lot when county permitting, Medina Lake water levels, and limestone excavation all change your price, not just the shingle cost.
On the Shoreline: FEMA, GBRA, and the Dual Constraint Nowhere Else Has
On Medina Lake shoreline lots in Lakehills, a roof replacement can trigger both FEMA floodplain elevation requirements and Guadalupe-Blanco River Authority shoreline easement restrictions. That means the new roof’s pitch, overhang, and drainage path must be engineered to keep the finished floor above base flood elevation while not encroaching on the easement. It’s a dual constraint rarely found even 20 miles away in Boerne or Pipe Creek. A roofer who’s never worked Bandera County shoreline will quote you a roof, then discover at permit review that the design has to change. We’ve done this enough to check both boxes before the quote leaves our office.
One Lakehills Roof We Won’t Forget
We reroofed a 1960s fishing-camp cabin on Wharton’s Dock Road where the original 3-tab shingles had been patched with mismatched metal and the decking was rotting from decades of lake humidity and storm-driven rain. Our crew pulled permits through Bandera County, found the roof was not the problem, the fascia and soffit had become a highway for wind-blown water into the uninsulated attic, so we scoped full decking replacement, upgraded to standing seam metal rated for 140 mph winds, and extended the roof edge to shed water past the cabin’s unreinforced limestone stem wall. The owner’s inspection sign-off came with a punch list of just one item: two missing pipe collars on the new vent boots. That’s the kind of detail we don’t leave for the inspector to find.
We Also Serve Cities Near Lakehills
Beyond Roofing in Lakehills, our crews work Helotes, Lackland Air Force Base, Leon Valley, and Fair Oaks Ranch. Same written scopes, same written change orders, same 90-Day Done Right Promise on every job. If you’re a few miles outside Lakehills and wondering whether we make the drive, call and ask. We’ll tell you straight.
Serving Lakehills, TX - Our Local Coverage Area
We’re based in the Lakehills area and know this community well. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
FAQs - Roofing in Lakehills
Medina Lake’s water level doesn’t stop a roof replacement, but it does influence scheduling on shoreline lots. When water is low, some lakefront homeowners take advantage of easier shore access to have drainage and grading work done at the same time as the roof. When water is high, we plan staging and material placement to stay clear of the shoreline easement. Call (877) 610-1318 and we’ll walk you through what’s realistic for your specific lot and the current lake level.
In many cases on Medina Lake shoreline lots, yes. If the home sits in a FEMA Special Flood Hazard Area, the roof design must keep the finished floor at or above base flood elevation. If the property falls within the Guadalupe-Blanco River Authority shoreline easement, the roof’s overhang and drainage path also have to stay clear of that boundary. We check both before we quote so you’re not hit with a redesign mid-permit. Call (877) 610-1318 for a free estimate that accounts for both from day one.
Because Edwards Plateau limestone sits inches below the surface throughout Bandera County. Setting staging, ladders, dump trailers, or a crane footing on that ledge often requires hydraulic rock-breaking equipment. A flatland crew will spend a full day busting rock just to set one ladder, and that day shows up on your invoice as a surprise. We put it in the original written estimate so you see it before you sign, and if the rock turns out to be shallower than expected, the price stays put unless we issue a written change order.
It depends on the rafter spacing, the span, and the condition of the lumber. Metal roofing is often lighter than multiple layers of old asphalt shingles, but if the rafters are 2x4s on 24-inch centers with a long unsupported span, the structure may need correction before any roof goes on. We inspect the rafter system during the estimate and tell you in writing whether the framing can carry the load. Call (877) 610-1318 and we’ll look at it, no charge for the estimate.
First, call us at (877) 610-1318. A live person answers any hour, and we’ll get you on the schedule for a roof leak repair, which in Lakehills typically runs $400-$1,800 depending on the source and the damage. Don’t patch it with a tarp and wait, flash flood water finds every gap in fascia, soffit, and flashing, and what looks like a small stain can be a wider failure. We’ll trace the actual water path and give you one written quote for the repair.
Call Barrett & Sons Construction for Roofing in Lakehills
If you’re pricing a roof in Lakehills, call (877) 610-1318. Tom Barrett or one of his sons will answer, and they’ll give you a free written estimate with every line item on paper before any work starts. No allowances that aren’t written down. No price changes that don’t come as a written change order. Just a roof that sheds water past the stem wall, stands up to a flash flood, and is backed by the 90-Day Done Right Promise. Ask anyone on your street, or look up the license number yourself.
Written by Tom Barrett, Owner at Barrett & Sons Construction, serving Lakehills and Bandera County since 1998.