The Ultimate Guide To Roof Replacement in Denver, CO

The ultimate guide to roof replacement in denver,co

A complete roof replacement has many intricacies, but it doesn’t always have to be a headache to navigate. Once broken into simple steps, everything is much more manageable.

First, you will have to choose a roofing contractor. Then, you will be provided with roofing material options, such as asphalt, metal, cedar, and more. Your contractor will help you navigate these options and find what is suitable for you and your roof.

Next, you will discuss payment options. Will you be making monthly installments with a finance company, pay in full, or go through an insurance company? All that is left after that is to have your roof replaced and enjoy!

Here at Sol Vista Roofing, we want to make sure you understand what to expect when replacing your roof. We have found that many of our previous customers have felt reassured and less anxious during an otherwise stressful process when provided ample information before the beginning of their project.

How To Tell If Your Roof Needs Repair Or Replacement?

Of course, you should always have your roof inspected in order to determine whether it needs repair or replacement. There are signs that may indicate you need to hire a professional to inspect and assess your roof, and we encourage customers to familiarize themselves with them. Those who do so will be able to make the most educated decision about their own roofs.

  • Significant granule loss
  • Buckling or curling shingles
  • Cracked or wind-torn shingles
  • Hail bruises on shingles
  • Ice dams
  • Uneven roof surface (indicating potential wood rot under the shingles)
  • Rusted metal flashing
  • Worn rubber boots on pipe flashings
  • Exposed nails

Most of the top roofers in Denver will inspect your roof for free, even if you don’t think you have roof issues or damage.

Choosing The Right Roofing Material

Now that you have your roofing contractor, it is time to discuss what material you should use for your roof. If you would like to consider using a more abstract material, such as tile, cedar, or metal roofing (which is growing more and more popular), you will have to first discuss with your contractor and make sure of these three important questions:

  • Does this company provide those options?
  • Does your insurance cover them?
  • Is it the best option for your roof?

It might be easier to go with classic asphalt shingle.

Asphalt Shingle For Your Home In Denver, Co

Asphalt shingle is the most popular choice throughout Northern America, and for a good reason.

  1. They are very lightweight, adding less strain to your roof.
  2. They are a very affordable option and come in many different shades and colors.
  3. They are also covered under any roofing insurance policy, and almost every roofer is experienced with them and offers it as an option.

Types Of Asphalt Shingles

There are two main types of asphalt shingles– Three-tab and Architectural.

The three-tab shingle is one of the most popular types of shingles. It consists of three tabs, which are protected by asphalt paper. It lays completely flat to the roof and has a basic design. If you go the architectural route, you will get a shingle that is relatively similar in size to a three-tab but has a few key differences.

Architectural shingles are slightly more durable than asphalt shingles, and they have a raised design, giving depth to the finished roof and having a more visually appealing look.

What To Expect During Denver Roof Replacement?

If the time has come for your roof to be replaced, you’re probably wondering how to prepare for the construction project. Even though roofing projects may only take a couple of days, there are a lot of steps that take place along the way to make sure the project goes smoothly.

At Sol Vista Roofing, we follow a checklist for every project to make sure nothing gets missed during your Denver roof replacement. Regardless of which Denver roofing company you select, you may want to ask what to expect during the process of replacing your roof.

Here are the key steps that take place as part of our roof replacement process:

Inspect your roof and provide a replacement estimate: Your detailed estimate will explain the materials being used and show photos from your roof (we use a cloud photo-sharing app so you can easily see everything we see on your roof).

Order Permit: Then we order the permit from your county or town. Each municipality has a different process, and our office team has worked with each of them to help make this step simple.

Order Materials: After obtaining your permit, we will place the order for your roofing materials. Delivery timelines vary throughout the year, so as soon as we have a materials delivery date we will update you. We can usually have materials loaded directly to your roof which helps installation go quicker, but sometimes the materials must be delivered to your yard or driveway.

Schedule Installation: After we have a material delivery date, we begin to schedule our installation team. We like to leave a few days between the materials delivery and the installation to allow for potential weather issues, material overages or shortages etc. If you have a dish on your roof, this is a great time to contact your carrier and let them know that you are getting a new roof. They will let you know what we should do with your dish, which we can almost always accommodate. Otherwise, we will do our best to put the dish back in the same spot when we wrap up your roofing project.

Installation Day: We usually arrive between 7:00-9:00 am on the date of install but, there may be exceptions to those timelines depending on the project complexity and weather factors. Please be aware of the following as it will make the day much easier if everyone knows what to expect. Either the night before, or the day of installation, a debris receptacle will be delivered to your driveway. Please be sure that your vehicles are not in the driveway or in the garage, as you will not be able to get out.

  1. Property access: we usually need access to side yards and backyards to collect all debris, so we ask for gates to be accessible by our installation team.
  2. During the installation it will be loud and messy: Please make sure to keep your children and pets inside and if you are home for the day, be ready for a noisy experience. If you have the ability to be away from home for the day, it may be beneficial. We also suggest temporarily removing hanging art from the walls on your upper level.
  3. Clean up: The installation process is messy. We take the clean-up process very seriously and will make multiple sweeps with high-power magnets and blowers, but know there are over 30,000 nails that get removed and replaced during a typical installation. Despite our best clean-up efforts, it is common to find some nails for weeks to come.
  4. Granules:  For several weeks after the installation of your new roof you may notice granules in your gutters and downspouts after rain and snow. This is normal as the excess granules begin to wash off the roofing material.

 

Billing: Upon project completion and final walk-through, we will provide you with the roofing invoice (less the deposit that was paid at the beginning of the project). We have multiple financing options, and we also accept credit card payment in addition to check payment options.

Close Out: Once we receive your final payment, we will forward a paid in full invoice as well as your warranty documents.

Even though we have a well-organized process for roof replacements, we sometimes have to ask for flexibility. Weather patterns change quickly and can affect our installation schedules in several ways. City/county permit office timelines and inspector schedules can also affect project timelines. We will always communicate with you as soon as we’re aware of any change or update to your project’s schedule or scope of work!

How Long Does Roof Replacement Take?

Replacing your roof is a significant home improvement construction project. But roofing projects can often be completed in only a day or two. The total time it takes to replace your roof depends on six key factors:

How big is your roof?

Of course, the larger the roof, the longer it will take to replace it. Average roof sizes in Denver are 2,500-3,000 square feet (25-30 roofing squares).

How many roofing layers are on your existing roof?

It was common in years and decades past to add a new layer of shingles over existing shingles. However, adding layers no longer meets building code requirements. If there are multiple roofing layers, it can mean adding significant time to the project in order to properly remove and dispose of the roof layers.

How steep is your roof?

Steep-sloped roofs are more difficult to work on for our installation teams, and require more time. If the roof is steep enough, our team will wear harnesses that also take additional time to set up and work around.

What material is being removed, and installed?

The most common material is asphalt shingles, which are relatively quick to install. Other specialty materials, such as concrete tile, stone-coated steel, or synthetic materials can take longer to install as they require each individual roofing piece to be installed separately.

What condition is your roof sheathing in?

If your roof has spaced-plank decking, or if the plywood is water damaged, it will take additional time for your Denver roofing contractor to repair the sheathing to create a solid roofing surface.

Does your property have easy roof access?

Your Denver roofer can often place a dump trailer right next to your home, which allows quicker access for roof tear-off and disposal. If the dump trailer or dumpster must be placed further away from your property, it will take significantly longer to hand-carry roof debris.

Properly trained roof installation teams will have the skill and knowledge to keep your property dry if your roof takes longer than one day to replace. The underlayment that is used beneath the roofing surface will keep water out of your home until the final roofing is installed.

Choosing The Right Roofing Contractor

When choosing a roofing contractor in Denver, CO, you will want to make sure you hire a company that has an excellent reputation and does good, honest work. This, at times, can be tricky. However, there are a few key things to keep an eye out for:

  1.  It is always a good idea to look for a contractor with lots of positive reviews so you can be sure they’re trustworthy and have experience with the type of roofing you need to do.
  2.  Before hiring a contractor, it’s always best to look at their portfolio. A good website is a sign of expertise. When looking for someone to do home renovations, check to see if they have an online presence.
  3. You can also ask the roofer you are considering for references and see what their past customers have to say about their experience throughout the roof replacement process.
  4. If nothing else, at least schedule an appointment for a roof inspection through them. Many companies do free roofing inspections. You will have the chance to not only get a second opinion from a professional, but you also get the opportunity to meet the inspector and have any questions you need to be answered.

All of the above points should give you an excellent idea of whether they are a skillful and reputable contractor.

Why Do Roofers Need Permits Before Roof Replacement?

As a property owner, you want to establish trust with your contractor so you can have assurance they will take care of your property during construction. An important part of a trustworthy Denver roofing contractor’s process is obtaining a permit from the city or county you live in before construction begins. Permitted projects protect you as the homeowner.

Why do I (and my contractor) need a permit for my project?

Having a permit pulled for your Denver roof replacement project ensures that the city or county you live in will inspect the work that is being completed and confirm that it meets the city’s building code. Essentially, the permit and inspection process helps to verify the quality of work that the contractor performed. City and county inspectors know their local building codes better than anyone, and are the best judges as to whether the work was completed the right way.

Permits also create a documented record of work done to your property by type of trade and date of work. This can be helpful when the time comes to either sell your property, or prove that a project occurred at a certain time (i.e. for your homeowner’s insurance).

How permits are pulled

The Denver roofing company that you select for your project is responsible for pulling a permit from the city or county before they begin any work. Once a permit has been obtained, construction can begin. A paper version of the permit should be displayed at the front of the property to signify the project is permitted, although most cities approve permits digitally nowadays.

Some cities require an inspection in the middle of construction. Others only require an inspection when construction is complete. Your Denver roofing contractor will communicate with the city or county when it’s time to have the work inspected.

There is a fee to obtain a permit, which is usually around $200. Some front-range cities have permit fees that can be up to $500 for a standard roof, and some as low as $100.

If a city inspection fails, it simply means that part of the local building code was not met in the project. The contractor then has an opportunity to correct the issue, then have another inspection performed until the completed work is approved.

What if my contractor doesn’t obtain a permit?

Only licensed roofers in Denver (or other metro-area cities) can obtain permits from the local municipality. If your contractor is not pulling a permit, beware the possibility that they are unlicensed. Licensed contractors must prove they have proper insurance, which along with the permit and inspection, are critical protections for homeowners undertaking home improvement projects.

Certain repairs do not require a permit to be pulled. A minor leak repair, replacing only part of the roof, and gutter repairs are not considered major renovations and do not require a permit. Roof coating restorations also do not require a permit to be obtained, as the existing roof structure is remaining in-place and simply being sealed with a waterproof membrane. With projects that do not require a permit to be pulled, it is still encouraged for you to request a copy of the contractor’s insurance certificate to validate they are insured.

Key takeaways

The main point to remember is that the licensing, permitting, and inspection process protects you as a property owner. With your city or county verifying your contractor’s insurance, and inspecting their work, you can rest easier knowing your roof was built properly and complies with your local building code. This process also protects us as your Denver roofing contractor, as any reputable contractor strives to build high-quality roofs up to local building code standards.

Are you wondering if permits have been obtained on your property? Many cities offer easy look-up tools to search current and past permits that show the type of work that has been performed. Most of those are listed below – although some front-range cities do not offer this service online and have to be called to have prior records requested. We can help you call the right building department phone number if you’re interested in seeing what past permits have been pulled at your property!

Roof Replacement Quote Checklist

When you find a reputable, professional roofing contractor to get a quote from, look out for these key components within their estimate and presentation:

  • Full scope of work – including all materials and labor included in the quote. A proper roof replacement quote should include descriptions of roof surface material, underlayment, flashing, ventilation, and other components.
  • Optional items – there may be components that are not required, but you may want to consider for the project, such as gutter and downspout replacements to go along with your new roof.
  • Estimated project begin and end dates – when can your contractor complete the work they are proposing?
  • Warranties – your new roof will likely come with a manufacturer warranty for the materials used on your roof. Your contractor should also provide details of their installation warranty to ensure your roof is properly installed and guaranteed.
  • License and insurance – is your contractor licensed and insured? Denver-area roofers have to carry licenses in each city or county they work in before they can get a permit. Insurance is critical to ensure your property is protected in case of an issue or accident.

If you receive a quote from a roofing contractor that is missing any of these components, ask them about it. If they don’t have a great answer, you should continue looking for another contractor that provides all these components.

Paying for your Brand-new Roof

If you have confirmed in step one that your chosen contractor works in concert with your insurance company and already have an insurance claim filed, you should be all set.

However, if you could not get an insurance claim, or you were not completely covered for the cost of the roof, no worries. A few options are available to you to help aid in the payment process of your brand new roof replacement.

If you are financially able to do so, the first and best option would be to pay it off in full. This is the best route for a few reasons, namely, because you can bypass having to request a loan from your bank or make monthly payments to the roofing contractor.

So here are some other options available to you that help those who need a little financial assistance:

Financing by Banks

You can ask your bank for a private loan for the amount your insurance will not cover. Inform the bank that this is a long-term investment for your house and that a brand new roof will only increase the current value of your home. Your bank may give you the loan, and you will be set to pay it off over a set period through them.

Financing by Roofing Companies

If you cannot go through your bank, another great option is to go through your roofing company itself. Most roofing companies will partner with finance companies to help ease the burden of a roof replacement project. These installments allow you to pay a set amount every month for a certain period.

Look into the different options provided for you, as some may offer a set amount of time with no interest. Also, if you have the availability of a credit card, that may be a viable way to pay for your roof replacement. If you are going to pay for your roofing project via credit, be sure to know the interest rate and what your all-in cost will be once paying the card off.

Final Thoughts

Congratulations, you’ve navigated through the entire process and made it to the final step. If you’re in need of a new roof and looking for a reliable roofing contractor in the Denver area, look no further than Sol Vista Roofing. We have experienced roofing professionals who can assess the condition of your roof, find a solution, and install a roofing system that will last for decades. Call (720) 712-3516 or send us a message to schedule a free on-site estimate with our local roof replacement experts.