Key numbers
About 56.5% of Colorado Springs's housing units (119,449 of 211,353) were built in 1989 or earlier (U.S. Census Bureau, American Community Survey 5-Year Estimates, 2020-2024).
| 71.7% | According to Remodeling's 2025 Cost vs. Value Report, an asphalt shingle roof replacement in the Mountain region cost $28,475 on average and recouped 71.7% at resale. Source: Remodeling / JLC (Zonda), 2025 |
|---|---|
| 49% | Replacement projects such as roofing, windows and HVAC accounted for 49% of U.S. homeowner improvement spending in 2023. Source: Harvard Joint Center for Housing Studies, 2023 |
Roofing prices in Colorado Springs go up for four main reasons: the cost of shingles and other materials, a surge in labor demand after big hailstorms, the price lists insurers use to estimate claims, and code changes that add work to every reroof. Federal producer price data shows the first one clearly: the index for asphalt shingle and coating materials rose about 46 percent between December 2019 and September 2026. Here is what each factor means for your quote.
1. Materials cost more than they used to
The U.S. Bureau of Labor Statistics tracks what manufacturers charge for asphalt shingles and coating materials. Its producer price index (June 1984 = 100) shows:
| Month | Index |
|---|---|
| December 2019 | 254.3 |
| December 2021 | 304.9 |
| December 2023 | 348.6 |
| September 2026 | 370.4 |
That is the price at the factory, before freight, supplier margins and installation. Underlayment, flashing, plywood decking and fuel follow their own markets, and all of them feed into a roof price.
2. Labor spikes after big hailstorms
When a major storm damages thousands of roofs, every crew in the region is booked. Out-of-town companies arrive and bid for the same installers. After one large Colorado Springs storm, the May 2017 version of this article reported that out-of-town companies were offering local installers up to 35 percent more than the local market paid, and that local companies overnight had to pay $500 to $1,000 more to roof a home. That kind of jump settles over time, but it shows why prices can move fast after a storm.
3. Insurance price lists move with the market
Most insurance adjusters estimate roof claims with software that uses local price lists. When material and labor costs rise, those lists are updated, so an insured scope reflects current prices when every roofing component is included. Small roofs are the exception that often surprises people: a crew still has to mobilize, so a small job costs more per square.
4. Code changes add work
PPRBD updates its codes, and each update can change what a reroof includes. Under its current reroofing guidelines (rev. March 2024), every old layer must be torn off before new asphalt goes on, homes above 7,000 feet need an ice barrier at the eaves, plank decking with gaps over 1/4 inch must be re-decked or overlaid, and stocking materials before the permit is issued draws a triple permit fee. A low bid that ignores those items is not a cheaper roof; it is an incomplete one.
How to protect your price
- Get the scope in writing with a clear expiration date for the price.
- Know your Colorado contract rights: a written contract with the scope and approximate cost, a 72-hour right to cancel for a full deposit refund, and your payment held in trust until materials arrive or most of the work is done.
- Compare like with like. Read what goes into a residential roofing estimate before comparing bids.
- Plan the material. See current planning ranges for asphalt shingle roofs, metal roofs and the full replacement bill, or whether a repair or replacement makes more sense.
For current price ranges by project and market, see our roofing cost guides; for how we have handled past storm seasons, see our company news.
Talk to a local roofer
Integrity Roofing and Painting is veteran-owned and family-run since 1990, an Owens Corning Platinum Preferred contractor with 650+ Google reviews, with our office at 115 N Union Blvd. We put Good, Better and Best options in writing, and financing is available. Call (719) 488-2800 or book a free inspection; we respond the same business day.
For the long view, our roofing material price trends guide tracks asphalt roofing, steel, lumber, drywall and paint producer prices back to 2000. Other background guides are on the homeowner guides hub.
Sources: U.S. Bureau of Labor Statistics, Producer Price Index by Industry: Asphalt Shingle and Coating Materials Manufacturing, via FRED (retrieved October 15, 2026); PPRBD Reroofing Guidelines (rev. 03/05/2024); C.R.S. 6-22-103 (unofficial reproduction).
