Roof replacement
A replacement is a big decision and you only want to make it once. Here’s how to tell if you need one, what your options are, and exactly what the work involves.
Signs it’s time
One of these on its own may only need a repair. Several together usually mean the roof is near the end of its life.
- Shingles curling, cupping or missing
- Granules collecting in gutters or at downspouts
- Daylight visible through the roof deck in the attic
- Sagging along the ridge or between rafters
- Repeated leaks in different places
- The roof is 20 or more years old
Not sure? An inspection costs nothing. If a repair will do, we’ll say so and quote the repair.
Choosing a roof for the Front Range
Hail, intense sun and heavy spring snow are hard on roofs here. These are the three options most homeowners weigh.
Architectural asphalt shingles
The most common choice on the Front Range: dimensional look, wide color range, and the lowest cost per square foot.
Impact-resistant (Class 4) shingles
Built to resist hail better than standard shingles. Some insurers discount premiums for them, so ask yours before you choose.
Standing-seam metal
Higher upfront cost, long service life, and sheds snow. Best on simpler roof shapes; we’ll tell you if yours isn’t a good fit.
The five steps
The same process on every job, so you always know what happens next.
Inspection
We go on the roof and into the attic, and photograph every problem we find. You get the photos, whatever you decide.
Written estimate
Line by line, within two business days of the inspection. Every material named, nothing bundled into a mystery total.
Choose materials
Shingle line, color and options like impact-resistant shingles, with samples you can hold against your siding.
Install
Most homes take one to three days. Your crew lead is on site every day and is the person you call.
Walk-through
We walk the finished roof with you, magnet-sweep the yard, and hand over warranty paperwork and photos.
What’s in the estimate
Every line is work you can see on the roof. If another estimate leaves a line out, ask why.
- Tear-offRemove existing layers down to the deck; inspect and replace damaged decking (priced per sheet).
- Ice and water shieldSelf-sealing membrane at eaves, valleys and around penetrations.
- Synthetic underlaymentFull-deck coverage under the shingles.
- Drip edgeMetal edge at eaves and rakes, color-matched.
- FlashingNew step and counter-flashing at walls and chimneys; new pipe boots.
- VentilationRidge vent sized to your attic; intake checked at the soffits.
- ShinglesNamed manufacturer, line and color, including impact rating if chosen.
- Permit and inspectionCity or county permit pulled and final inspection scheduled.
- CleanupDaily cleanup, dumpster removal, and a magnet sweep of the yard and drive.
Illustrative layout. A real estimate lists quantities and prices for your roof.
Replacement questions
How long does a roof replacement take?
Most homes take one to three days on the roof. Steep, complex roofs or decking repairs can add a day. We give you the schedule in writing before we start.
Do I need to be home?
Not for the work itself. We’d like you there for the start-of-day walk-through on day one and for the final walk-through.
Will you work with my insurance company?
We document damage for your claim and can meet your adjuster on site. You file the claim and stay in control of it; we never ask you to sign over your claim.
What affects the cost?
Roof size and pitch, how many layers come off, decking repairs, the shingle line you choose, and details like chimneys and skylights. Your estimate lists each one.
Do you pull permits?
Yes. Most Front Range cities require a permit for a reroof, and we schedule the final inspection.
Find out what your roof needs
Free inspection, written estimate, no pressure. Tell us what’s going on and we’ll call to book a time.