A small lake town with room for outbuildings
Shady Shores is a small town on I-35E near the shoreline of Lewisville Lake, about seven miles southeast of Denton. It incorporated in October 1960, and the Handbook of Texas records it growing from 543 residents in 1970 to 1,461 in 2000. Census estimates show about 3,000 people today. Shady Shores still has a rural streak: the town issues permits for water wells, septic systems, loafing sheds, carports, garages and even hangars, so shops and outbuildings are part of the landscape here in a way they aren't in a typical subdivision.
That makes metal an easy fit. On one property we might roof the house in standing seam, the detached garage in matching standing seam, and the shop, carport and loafing shed in R-panel, all in one color. Here's how we usually match the system to the building:
| Building | What we usually recommend |
|---|---|
| House on a larger lot | Standing seam, or stone-coated steel where an HOA expects a shingle or shake look |
| Home near the water | Standing seam with coated or stainless fasteners and edge details set for wind off the lake |
| Detached garage or carport | Standing seam to match the house, or R-panel or PBR |
| Shop, equipment barn or loafing shed | R-panel or PBR, 24 or 26 gauge; see barn roofing |
| Barndominium or shop with living space | Standing seam or R-panel over a planned insulation and vapor layer; see barndominium, shop and ag roofs |
| Patio cover or outdoor kitchen | A standing seam cover tied into the house (its own permit in Shady Shores) |
Every kind of metal roof, not just one
Most "metal roofing" searches in Shady Shores start with standing seam, but it isn't the only right answer. Here's what we install and where each one fits:
| Metal system | What it looks like | Where it fits best |
|---|---|---|
| Standing seam | Flat pans with raised seams, fasteners hidden | Full roofs on modern, farmhouse and transitional homes; porch and bay accents |
| Stone-coated steel | Steel with a stone granule finish shaped like shake, tile or shingle | Owners who want metal's strength but a traditional look a neighborhood is used to |
| Metal shingles and metal tile | Pressed steel panels in shingle, slate or tile profiles | Homes where the street view has to read as shingle, slate or tile |
| Copper accents | Bright copper that weathers to brown, then green | Bay windows, entry roofs, dormers and cupolas on traditional homes |
| R-panel, PBR and corrugated | Ribbed panels with exposed screws and washers | Shops, barns, garages, pool cabanas, boat and RV covers |
We don't quote prices on the web because pitch, size, tear-off and detail work move them too much. We'll give you a written number for each option that makes sense on your roof.
Old shop and carport roofs: re-screw, re-panel or re-roof?
A lot of the outbuildings in Shady Shores have older screw-down metal roofs. Most don't need to come off. If the panels are sound and only the washers have cracked or the screws have backed out, new fasteners, one size up where holes are worn, can buy years. If some panels are rusted through or punctured by hail, we replace those and fix the trim around them. We recommend a full re-roof when rust is widespread or the building is being enclosed or turned into living space, and we check the purlins and framing first either way. See metal roof repair and restoration.
Town of Shady Shores permits
The town's roofing permits page says most re-roofing requires a permit. Replacing a few shingles doesn't, but if any part of the roof decking is replaced, a permit is required, and the decking has to be sized under the 2021 International Residential Code. Here's how it works:
- What gets submitted: the permit application, plus your HOA's approval if your property has an HOA.
- Inspections: a plan review and a final inspection. If the house has gas, the inspector checks the attic at the final too, so we leave access clear.
- Fees: the town's 2026 fee schedule lists the roof permit at $150. A patio or outdoor living structure is $245 without utilities and $450 with them, and accessory buildings are $1.50 per square foot plus inspections, with a $200 minimum.
- Before work starts: the town's permits page says every permit must be approved and paid for before work begins, and starting early can mean added fees, fines or enforcement.
Permits are filed online through the town's citizen portal. We file the roof permit, and when the job also includes a shop, a carport or a patio cover, we file those as their own permits so nothing holds up the final.
The Lake Cities
Lake Dallas, Hickory Creek, Shady Shores and Corinth are often called the Lake Cities, and they share the Lake Cities Fire Department. They also share most of the same weather, because they sit side by side along I-35E at the west end of Lewisville Lake. The difference that matters on a roof job is the paperwork: each town has its own permit office, fees and inspection setup, and an address can be in one town while the house across the street is in another. We check which city or town your property is in before we file anything.
Hail around Shady Shores
NOAA's Storm Events Database lists 52 reports of hail 1.75 inches (golf-ball size) or larger within about 10 miles of Shady Shores from 2016 through the September 2026 update. The largest was 4.25-inch hail on March 26, 2017, reported near Corinth less than two miles from the center of Shady Shores, with 2.75-inch and 2.5-inch hail close by the same day. On April 11, 2016, 2.75-inch hail fell less than two miles from town, 4-inch hail fell in Denton about five miles north and 2.75-inch hail near Little Elm. More recently, NOAA lists 3.5-inch hail near Bartonville on March 14, 2024 and 2-inch hail near Argyle on April 1, 2024.
Metal isn't hail-proof. Very large hail can dent steel, and some policies treat cosmetic dents differently from leaks, so read the policy before you choose. A 24- or 26-gauge panel won't crack, curl or shed granules the way shingles do. See Class 4 metal roofs and insurance. Texas insurers must offer a premium credit for UL 2218 impact-rated roofs, but each company sets its own amount, and Class 4 earns the largest. We can't promise a discount; ask your insurer for their figure in writing. After a qualifying install we fill out TDI Form PC068 for you. If you file an insurance claim, we document the damage and meet your adjuster on the roof. Texas law requires you to pay your deductible, and a contractor may not waive, absorb or rebate it. We never will. In Texas you generally have 1 year from the date of loss to file; check your policy.
Roofs near the shoreline
Homes near the water in Shady Shores get more wind across open water and more humid air than homes a few miles inland. On a metal roof, that shows up at the eaves and rakes, where wind gets under trim first; at the fasteners, which should be stainless or coated for the exposure; and in the attic, where humid air meets a cool deck. We set fastener and clip spacing at the edges for the exposure, use trim and closures made for the panel, and check ventilation before the new roof goes on.
New shops, garages and barns, built by our own crews
We don't only roof buildings, we build them. For a new shop, garage, carport, barn or barndominium, we can bring in an architect to spec the project or build to your plans, and our own crews do the work from start to finish. Shady Shores permits each of those as its own project, so we plan the permits with the build.
Why it matters that we form our own panels
- One piece from eave to ridge. We cut standing seam and R-panel to the length of each roof plane, so long runs don't need mid-slope laps.
- 24 or 26 gauge on every standing seam and R-panel roof. See 26 vs. 29 gauge.
- No waiting in a panel shop's queue after a hailstorm, when everyone needs a roof at once. Metal lead time is typically 1 to 2 weeks.
- Flashings bent for the panel, not caulked: walls, chimneys, valleys, skylights and pipes.
- Every inspection comes with a free digital photo report, so you see what we see.
How a metal roof job runs with us
- Inspection and free digital photo report: deck, ventilation, penetrations, valleys and measurements.
- Written spec for each option: system, gauge, profile, color, underlayment, trim and every flashing detail.
- Approvals: the HOA or historic-review packet if you need one, then the permit.
- Tear-off and deck repair where needed, then high-temperature synthetic underlayment made for metal.
- Install by our own crew, with hips, ridges, eaves and penetrations detailed for the system.
- Final walk-through, a magnet sweep of the yard and driveway, and your warranty in writing.
Who installs metal roofs in Shady Shores?
Snow Roofing & Exteriors does. Here are the facts you can check before you call anyone:
- 75 years as a family roofing business, and 30 years in the business for owner Blake Snow, who is still on the roofs.
- Over $80 million in completed roofing projects, from small repairs to multi-million-dollar jobs.
- 5.0 stars on Google at all three offices: Bridgeport, Decatur and Rhome.
- Our own roll formers for standing seam and R-panel, in 24 or 26 gauge, with metal lead times that are typically 1 to 2 weeks.
- Our own crew, about 29 road miles (roughly 44 minutes) from Shady Shores at our Rhome office.
- Snow Roofing & Exteriors is BBB A+ rated.
Our metal work, up close
The photos on this page show our roof work up close. We never show a street or address.
We're certified with GAF, CertainTeed, Owens Corning, Atlas, Johns Manville, Carlisle, Tropical Roofing Products, Mule-Hide and Enviroshake, and many other roof manufacturers. We give a workmanship warranty from 10 years up to lifetime, depending on the job, and the manufacturer warranty on the panel and finish, in writing. More: standing seam in Shady Shores, our Shady Shores roofing page, the barn roofing guide, and nearby metal roofing in Corinth, metal roofing in Lake Dallas and metal roofing in Denton.
Product names, ratings and features are as published by the manufacturer and can change. We confirm the current rating and warranty of the exact product before we order it.
Residential warranty: a workmanship warranty from 10 years up to lifetime, depending on the job, with manufacturer warranties up to lifetime. Manufacturer coverage depends on the product and brand, and on the project qualifying for that manufacturer's program. We put the exact warranty for your roof in writing.
Certified, with 30 years installing every major roofing brand, a family roofing business going back 75 years, and over $80 million in completed roofing projects. 5.0 stars on Google at all three of our offices.
Request a free inspection or call (817) 733-9228. Small repairs are welcome too.
