Roof replacement
Roof Replacement, Priced in Writing Before We Start
A full tear-off and replacement is the largest single repair most homeowners ever buy, and it is sold badly more often than almost anything else. Here is exactly what we do, what it includes, and what it costs you before you have committed to anything.
Tear-Off, Not Another Layer
We remove the existing roof down to the decking. On a lot of older Denver metro homes, such as Englewood bungalows and the pre-1960 streets around Bemis and Historic Downtown Littleton, there are already two layers up there, and current code generally requires those to come off rather than adding a third. Layering is faster and cheaper on the day, and it hides everything underneath, which is the problem.
With the roof open we can actually see the decking, which is the part nobody can quote honestly from the ground. If sheets are deteriorated they get replaced. You are told before we start what a sheet costs, so if we find six of them you already know what that line item does to your total. No mid-job renegotiation.
What Is in the Price
- Complete tear-off and disposal of the existing roof.
- Synthetic underlayment, ice and water shield in the valleys and at the eaves, and new drip edge.
- New pipe boots, and new flashing at every wall, chimney and skylight. Flashing is where roofs actually leak, and reusing old flashing is a false economy.
- Ridge cap and ventilation appropriate to the roof, not whatever was there before.
- The building permit, which we order, post and pay for.
- Full cleanup, including commercial magnets run across the yard, beds and driveway.
- A lien waiver covering both materials and labor, so a supplier dispute can never become a lien on your house.
Two Warranties, Because a Roof Fails Two Ways
The materials can fail, or the installation can. Those are covered by two different warranties from two different parties, and plenty of contractors blur them into one impressive-sounding sentence. Your shingles carry a Limited Lifetime manufacturer warranty under the manufacturer's terms. Our workmanship carries a 10-year written labor warranty from us, on our paper, with our name on it.
The second one is only worth what the company behind it is worth. We are based on West Littleton Boulevard, and we were here before the last storm.
You Pay When It Is Finished
No deposit. No progress payment. No money changes hands until the roof is done, inspected, and you have told us you are satisfied with it. That is an unusual structure in this trade and it is deliberate: it moves the risk off you and onto us, which is where it belongs when we are the ones making the promises.
It also quietly solves the most common horror story in roofing, which is the crew that takes a deposit and is never seen again. There is no deposit to take.
How Long It Takes
Most single-family replacements in the metro are a one-day tear-off and install, with the permit inspection following after. Complex rooflines, steep pitches, multiple dormers or a lot of decking replacement can push it to two. We will tell you which one yours is when we quote it, not on the morning of.
What You Get, on Every Job
- Materials
- Limited Lifetime manufacturer warranty on shinglesManufacturer's terms and conditions apply.
- Workmanship
- 10-year written labor warrantyProvided directly by Colorado Roofing and Remodeling.
Examples of Our Work
Questions About Roof Replacement
Do I need a full replacement or will a repair do?
Often a repair will do, and we will say so. A roof with isolated damage, plenty of granule left and no widespread failure is usually a repair. We would rather do a repair and be called back in six years than sell you a replacement you did not need.
What happens if you find bad decking?
It gets replaced, and it is priced up front as a per-sheet line item in your written quote. You know the rate before we open the roof, so the only variable is how many sheets, and we show you the bad ones.
Do you handle the permit?
Yes. We order, post and pay for it. Skipping the permit saves nothing in the end, because an unpermitted roof usually surfaces when you try to sell the house.
Roof Replacement
Request a Free Inspection
We will document what we find with photographs and give you a straight answer, including when that answer is that your roof is fine and you should call us in a few years.
Other Services
- Roof RepairLeaks, wind-lifted shingles and failed flashing, repaired rather than upsold.
- Hail & Storm DamageFront Range hail and wind damage, documented the way your carrier reads it.
- Roof InspectionA free inspection with photographs, and a straight answer either way.
- Interior RemodelingInterior remodeling, for customers who already know how we work.