Home › Franklin › Roof Replacement
Roof Replacement in Franklin
Full roof replacement for Franklin homes, quoted with decking and permits included.
Answered live, any hour · Licensed Tennessee contractors · No obligation · We never sell your number to five companies at once
Before you call anyone
A roof replacement bid is easy to compare on price and hard to compare on scope, which is exactly why cheap bids exist. The three items that most often separate a real quote from a low one are decking replacement, layer count, and whether the permit is included. Get those three in writing and the bids become comparable.
What this looks like in Franklin
If your home sits inside Franklin's historic district overlay, exterior changes — including a change in roofing material or color — can carry review requirements a contractor from outside the county will not warn you about.
- Housing stock
- Large 1990s–2000s subdivision homes across Westhaven and Cool Springs, plus a protected historic core downtown where exterior work faces additional review.
- Local conditions
- Williamson County sits in the same Middle Tennessee hail corridor as Davidson, and the county's tree cover makes wind-thrown limb damage a routine claim.
- Permits issued by
- City of Franklin Building and Neighborhood Services
- Areas we cover
- Westhaven, Cool Springs, Downtown Franklin, Fieldstone Farms, Berry Farms, Ladd Park and the rest of Williamson County.
On the ground in Franklin
Most of the roof replacement calls we see out of Franklin come from two very different kinds of houses. In Westhaven, Cool Springs, Berry Farms and Ladd Park, you've got a huge wave of homes built in the 1990s and 2000s that are all hitting the same age wall at once — original shingles pushing past their twenty-year mark, granule loss, cracking across the whole field. When one house on a street needs a new roof, the neighbors usually aren't far behind, because the builders worked in batches and the roofs aged in batches too.
Williamson County also sits in the same hail corridor as Davidson County, and the tree canopy across Franklin means wind-thrown limbs are a routine cause of damage, not a freak event. If you're getting repeat repairs after every storm season, that's usually the roof telling you it's done, not the storms being unusually bad.
One thing worth knowing before you call anyone: if your home is in the downtown historic district, changing your roofing material or even shifting color can trigger a review most out-of-county contractors won't flag until it's too late. Ask about that before signing anything.
Signs you are looking at this problem
- Shingles are twenty years or older and showing widespread granule loss
- Multiple leaks in separate areas of the roof
- Shingles curling, cupping or cracking across the field
- Visible sagging along the ridge or between rafters
- Repeated repairs in the same season
How urgent is it?
Replacement is a scheduled project. If you are being pressured to sign today, that pressure is a sales tactic, not a roofing condition.
What it typically costs in Franklin
| Job | Typical range | What you should know |
|---|---|---|
| Architectural shingle, typical single-story home | $9,000–$15,000 | Middle Tennessee working range for a straightforward roofline. |
| Architectural shingle, larger or complex roofline | $15,000–$25,000 | More valleys, dormers and planes mean more labour, not just more material. |
| Metal roofing | $18,000–$40,000 | Substantially higher upfront, with a service life that can be double. |
| Decking replacement | $70–$140 per sheet | The classic mid-job surprise. An honest bid states the per-sheet price in advance so the number cannot be invented once the tear-off is underway. |
| Additional layer tear-off | $1,000–$3,000 | Older homes may carry two or three shingle layers. All of it has to come off and be disposed of. |
Middle Tennessee working ranges for planning, updated 2026. Not a quote — the contractor who does the work sets the price, and should confirm it before starting.
Facts that change the math
Tennessee requires a state contractor's license for projects of $25,000 or more, and a Home Improvement license for smaller residential jobs in certain counties — Davidson, Rutherford, Robertson, Knox, Shelby, Hamilton, Marion and Haywood among them. You can verify any contractor's license yourself at verify.tn.gov before you sign anything or hand over a deposit.
After every Middle Tennessee hail event, out-of-state crews arrive within days. A legitimate contractor will hold a verifiable Tennessee license, carry local references, and will not require a large cash deposit before materials are delivered.
Questions worth asking
Ask these and you will very quickly learn whether the person in your driveway is diagnosing or selling.
- What is your per-sheet price for decking replacement if rot is found?
- How many shingle layers are currently on this roof?
- Is the permit included, and who pulls it?
- What is the workmanship warranty, in writing, and is it transferable at resale?
- Are you using synthetic underlayment and ice-and-water shield in the valleys?
Request a callback
Faster by phone, especially after hours — but if you would rather not call, give us the essentials and a local contractor will reach out.
Common questions
How much does a new roof cost in Franklin?
Most Franklin homes land between $9,000 and $25,000 for architectural shingle, driven primarily by square footage and roof complexity rather than by brand. Metal runs considerably higher upfront with a much longer service life.
Do I need approval from the city if my house is in downtown Franklin's historic district?
If your home falls inside Franklin's protected historic overlay downtown, changes to visible exterior elements — including roofing material or color — can require review before work starts, separate from the standard building permit through City of Franklin Building and Neighborhood Services. Outside the historic core, this generally isn't a factor. Confirm your property's status early so it doesn't delay your project.
How long does a roof last in Tennessee?
Architectural shingle typically delivers twenty to twenty-five years here. Our combination of intense summer sun, humidity and freeze-thaw cycling is harder on asphalt than a milder climate, and south-facing slopes almost always fail first.
What should be in an honest roofing bid?
Tear-off and disposal, underlayment type, ice-and-water shield at valleys and penetrations, new flashing rather than reused, a stated per-sheet decking price, the permit, and a written workmanship warranty. A bid missing several of these is not cheaper — it is less complete.