Protect
Move people away from electrical, ceiling, structural, fire, and active-water hazards.
LEAK · STORM · AGE · INSURANCE · REPAIR · AS-IS
A bad roof is not one decision.Build the file before you choose the path.
Free, private tools for Bexar County homeowners to separate danger from damage, make roofing bids comparable, preserve an insurance record, and model repair versus a current-condition sale.
No address required Nothing submitted No contractor referral fee
Leave immediate danger. Call 911 for fire, gas, electrical danger, collapse risk, or an immediate threat. Do not climb onto a wet or damaged roof or enter an unsafe attic. A web page cannot determine structural safety.
Run safety triageTHE ROOF DECISION ORDER
Protect → document → scope → verify → compare.
Document
Capture the damage, discovery date, weather, notices, calls, and temporary work safely.
Scope
Make every bidder price the same planes, tear-off, decking, flashing, ventilation, permit, and warranty.
Verify
Use the policy, insurer, City, permit record, written contract, and inspection—not verbal promises.
Compare
Put repair cash, delay, carrying cost, uncertainty, sale costs, and written net outcomes together.
Is this a roof estimate—or an emergency?
Choose every statement that is true. This tool stays on this device and does not inspect the building.
Make three roofing proposals answer the same questions.
A low total can hide different roof areas, decking allowances, permit handling, disposal, ventilation, flashing, or warranty terms. Enter only figures stated in writing.
Bid 1
Comparable entered cost$0Add roof squares to normalize
Bid 2
Comparable entered cost$0Add roof squares to normalize
Bid 3
Comparable entered cost$0Add roof squares to normalize
Require a written yes/no for each bid
Exact roof planes and measured squaresTear-off layers and disposalDecking unit price and allowanceUnderlayment and ice/water protectionFlashing, valleys, penetrations, and drip edgeVentilation changesPermit applicant and inspection closeoutMaterial brand, product, and warrantyWorkmanship warranty and responsible companyPayment milestones, cleanup, and lien releases
Build the record before memories and materials disappear.
No address, policy number, or contact information is requested. Your checkmarks remain only in this page session.
0% organized
Repair and sell versus sell in current condition.
This is a planning model—not an appraisal, insurance determination, contractor estimate, or offer. Use written figures and run conservative cases.
Repair path
Current-condition path
WHAT A COMPLETE ROOF FILE CONTAINS
One roof. Five separate records.
Condition record
Dated photos, leak map, roof age if known, prior work, interior effects, storm date, temporary stabilization.
Insurance record
Policy version, notice date, claim number, adjuster contacts, estimate, depreciation, deductible, coverage decision, payments.
Work record
Measured roof, material system, tear-off, decking, flashing, ventilation, penetrations, permit, inspections, cleanup.
Contract record
Legal business, insurance, price, schedule, changes, payment milestones, warranties, cancellation documents, lien releases.
Decision record
Repair cash, uncovered scope, carrying time, post-repair range, sale costs, current-condition offer, fallback date.
OFFICIAL ROOF DESK
Use current sources that control the permit, policy, and consumer file.
Links and rules change. Confirm jurisdiction, policy language, forms, dates, contractor status, and permit requirements directly.
01020304050607
San Antonio residential permits
The City’s current residential permit page includes re-roof applications and distinguishes no-pitch-change from pitch-change review.
San Antonio: getting started
Official homeowner guidance says roof repair or replacement requires a permit within San Antonio city limits.
Texas home-insurance guide
Coverage types, deductibles, claims, temporary repairs, settlement basics, and consumer rights from TDI.
TDI disaster-claim FAQ
Current official answers about temporary repairs, roof and water damage, adjuster review, and policy-dependent coverage.
TDI claim tips
Official documentation, repair, receipt, adjuster, and settlement guidance for Texas consumers.
Texas AG home-repair safeguards
Written-contract, payment, contractor, lien, warranty, and completion precautions.
San Antonio repair-scam guidance
Local warnings about roof permits, contractor verification, insurance claims, and high-pressure solicitations.
PLAIN ANSWERS
Roof repair and property-decision FAQ.
Should I climb onto the roof to find the leak?+
No. Falls, wet surfaces, unstable decking, electricity, lightning, heat, and hidden structural damage can make roof access dangerous. Photograph from a safe location and use a qualified professional.
Does a roof leak mean the whole roof must be replaced?+
Not automatically. The source, roof system, age, installation, affected area, decking, flashing, ventilation, storm damage, prior repairs, code, warranty, and insurability all matter. Ask each bidder to identify the failure and write the same scope.
Will homeowners insurance pay?+
Coverage depends on the policy, cause, timing, exclusions, deductible, depreciation, prior condition, and claim findings. Do not let a contractor promise coverage. Report through verified insurer channels and request the decision in writing.
Can a roofer waive my deductible?+
Treat promises to erase, absorb, or hide a deductible as a serious warning. Use current TDI and Texas consumer-protection guidance and require truthful contracts, invoices, and claim information.
Do I need a permit in San Antonio?+
The City’s current homeowner guidance says a permit is required to repair or replace a roof. Requirements differ outside city limits and can change, so verify the property’s jurisdiction and current process before work.
How do I compare bids that use different language?+
Normalize measured squares, layers removed, decking allowance and unit price, underlayment, flashing, ventilation, penetrations, disposal, permits, materials, payment milestones, warranties, inspections, and lien releases.
Should I repair before selling?+
Compare a conservative post-repair net with a written current-condition net. Include repair cash, uncovered damage, permits, carrying time, insurance uncertainty, sale costs, buyer financing risk, and the value of certainty.
What if the roof problem caused ceiling, mold, or electrical damage?+
Treat every affected system separately. Stop immediate danger, control water only when safe, preserve evidence, and obtain qualified evaluation. A roof scope may not include interior, electrical, insulation, framing, or mold work.
HELP FIRST · PURCHASE CONVERSATION SEPARATE
Know the complete roof decision before anyone asks for the house.
Use every tool without submitting contact information. If a current-condition sale later belongs in the comparison, Bexar County Home Buyers can prepare one separate written option. There is no obligation to request or accept it.