Roof Replacement

Signs it is time for a new roof

Most asphalt shingle roofs around Denver last somewhere between 15 and 25 years, and hail, sun and wind can shorten that. From the ground, look for shingles that are curling at the edges or cracked across the middle, bare patches where the granules have worn away, and lines of shingles missing after a windy day. Inside, look for water stains on the ceiling, damp insulation in the attic or daylight showing through the roof boards. A heavy layer of granules in the gutters is another clue. One problem on its own is usually a repair. Several together, on a roof that is near the end of its life, usually means it is time to replace.

Choosing shingles, including Class 4 impact-resistant

Most roofs in the area are covered with architectural asphalt shingles, which are thicker than the older three-tab style and handle wind better. Class 4 impact-resistant shingles are built and tested to take harder impacts, and they are a common choice along the Front Range because of hail. They cost more than standard shingles and are not hail-proof, but they tend to hold up better in moderate storms. Some insurers take a Class 4 roof into account when setting a premium, so ask your agent before you choose. We can also quote standing seam metal, which lasts a long time but costs considerably more. We bring samples so you can see the colors in daylight on your own house.

What a full replacement includes

A proper replacement is more than new shingles. We tear off the old roof down to the decking and check every board. Damaged or soft decking is replaced at the per-sheet price written on your estimate, so there is no open-ended surprise. We install an ice barrier membrane along the eaves and in the valleys, synthetic underlayment over the rest, and new drip edge. We replace the flashing at walls and chimneys where it cannot be safely reused, put new boots on the plumbing vents and check that the attic has enough intake and exhaust ventilation. Poor ventilation cooks shingles from below in summer and helps ice dams form in winter.

Permits, HOAs and inspections

Most cities and counties around Denver require a permit for a roof replacement, and an inspector checks the work before the job is closed out. We pull the permit and arrange the inspection. If you live in a neighborhood with a homeowner association, changing the roof material or color often needs approval first. Tell us when you book and we will give you the product details the HOA usually asks for.

Replacement day

Most homes are done in one or two days, weather permitting. The dumpster arrives the day before or that morning, and we cover plants, siding and anything near the house with tarps. It is loud, so plan to move cars out of the garage and take pictures off the walls that share the attic. At the end of each day the roof is watertight. When we finish, we run a magnet over the yard and driveway for nails, walk the roof with you on photos and leave you the paperwork for the shingle warranty.