The Complete Guide to Roof Replacement in Colorado: From Shingles to Costs

Creator: nikkytok | Credit: Getty Images/iStockphoto

One important area of the home that homeowners don’t think about until something happens is the roof. Granted, it’s not as glamorous as remodeling a kitchen or bathroom, but no one wants a leaky roof, which will cause more damage and cost more than any other area of the home. Let’s dive into the parts of the roof and what shingles are best for our Colorado weather. 

First steps to a new roof

As a home is built, rafters or trusses are placed inside the home to support both the sheathing and the shingles. The sheathing is also known as “decking,” and it’s a sheet material that attaches to the rafters or trusses on the outside of your home. Its purpose is to serve as the roof’s “ground floor” so other materials can be placed. 

When your home is getting a new roof, roofers will scrape the old layers off. Make sure someone looks at the sheathing to ensure it’s in good shape. You might have to replace some of the sheathing if it is not structurally sound. It’s best to take care of any sagging or split sheathing before going further in the roofing process to avoid and prevent future issues. 

After the sheathing is checked and/or replaced, the underlayment is placed. Underlayment is paper-like and water-resistant and is placed over decking to ensure a home is protected from the elements. It also works together with membrane and vapor barriers to keep air and water from permeating the layers. This is not a step you want to miss!

Shingles: the most important roofing decision

Shingles are next. Shingles are divided into four classes: 1, 2, 3, and 4. Each number designates resistance to impacts, like hail. They are also categorized by their fire resistance as Class A, B, or C. Class A offers the highest level of fire protection, while Class B offers moderate fire protection. Class C offers the least amount of fire protection. Because of the amount of hail we can get here in Colorado, Class 4 offers the highest impact resistance; it can withstand a 2-inch in diameter iceball dropped from 20 feet. Class 1 shingles can withstand an ice ball 1.25 inches in diameter dropped from 12 feet. Class 2 shingles can withstand an ice ball 1.5 inches in diameter dropped from 15 feet. Class 3 shingles can withstand an ice ball 1.75 inches in diameter dropped from 17 feet.

Although it seems like having a Class 4A roof is expensive, you must consider the overall long-term investment. Class 4 shingles stand up to hail, debris, wind, etc., and save homeowners thousands of dollars on long-term maintenance and repairs. These shingles also offer a longer lifespan, lower homeowner insurance rates, and can potentially improve the resale value of your home. With wind and hail in Colorado, consider stone-coated metal shingles for your roof. Why? Protection!

Shingles are measured in squares, so if your roof is 2000 square feet and a square of shingles is 100 square feet, you’ll need 20 squares of shingles for your roof. Consult roofing specialists who offer free estimates to find out approximately how much a new roof will cost you.

Other steps to a new roof

As your shingles are laid and fastened to your roof, flashing is attached. The purpose of flashing is to prevent water damage; flashing seals joints on the roof where they change direction. Flashing is hidden or blended into the structure, and it’s typical to install sheet metal directly under the joints, which is sealed with nails or asphalt cement. This prevents water from sneaking its way into your home.

Trim is installed on your roof to protect the seams of the roof’s hip–or ridge–which is also known as the peak or highest point. It is used primarily for finishing and covering exposed edges of metal roofing or siding panels. It’s important to use trim to protect any vulnerable areas of your roof while adding a finished look. 

Once your roof is in place, drainage must be considered. Rainwater and melting snow need somewhere to drain, preferably into your gutters rather than running down the sides of your house. Drainage needs are calculated by using the slope of your roof, determined by the rise in inches for each foot of space that lays horizontally. Gutters come in a variety of materials, styles, and colors. Once your roofers are finished, you’ll want a gutter expert to properly install your new gutters. 

What will this cost?

A new roof in Colorado typically costs between $7,000 and $25,000, but can vary widely based on factors like roof size, material, and complexity. A common average cost is around $15,000, but this is a broad estimate. 

Factors Affecting Cost:

1. Roof Size:  Larger roofs require more materials and labor, increasing the overall cost. 

2. Roofing Material: Different materials have varying costs. Asphalt shingles are generally the most affordable, while metal, tile, or slate roofs are more expensive. 

3. Complexity:  Steep slopes, multiple levels, or intricate designs can increase labor costs. 

4. Labor:  Experienced roofing contractors may charge more, but ensure proper installation and adherence to building codes. 

5. Permits & Inspections: Local permits and inspections can add to the cost, depending on the project scope. 

6. Decking: The condition of the roof's decking (the wood underneath the shingles) can impact costs, as it may need replacement if damaged or not up to code. 

Materials Costs

Asphalt Shingles: $5,000 - $12,000 (most common and affordable).

Metal Roofing: $10,000 - $25,000 (more durable and energy-efficient).

Tile Roofing: $12,000 - $30,000 (stylish and long-lasting, but heavier and more expensive).

Wood Shingles/Shakes: $10,000 - $20,000 (aesthetic appeal, but higher maintenance).

Other Considerations:

1. Weather Conditions: Colorado's unpredictable weather can affect project timelines and costs. 

2. Insurance: If the roof is damaged by a covered event, your insurance may cover some of the replacement costs. 

3. Financing: Some roofing companies offer financing options to help manage the cost. You can also apply for a HELOC (home equity line of credit) through your bank or credit union.

Final advice

*Consult with multiple roofing contractors: Get quotes from several companies to compare pricing and services. 

*Provide detailed information: Be prepared to discuss your roof's size, material preferences, and any specific needs or concerns. 

*Consider a roof inspection: A professional inspection can identify potential issues and provide a more precise estimate.

Replacing your roof is one of the more expensive investments in your home, but it pays off with a sense of security, especially by protecting your home from water and mold, lower homeowners’ insurance rates, and can potentially improve the resale value of your home. If you’ve been thinking about getting a new roof, call and talk to me. I know some excellent roofers.