Reroofing in Manitou Springs takes two approvals for many homes, not one. The building permit comes from the Pikes Peak Regional Building Department (PPRBD), as it does in Colorado Springs. But if your home is in one of Manitou’s local historic sub-districts and the roof is visible from the street, the City’s Historic Preservation Commission has jurisdiction over that exterior change, through a Material Change of Appearance Certification (MCAC). The Commission meets once a month, so the order of steps matters: confirm the historic review first, then pull the permit and schedule the crew.
Step 1: Check the historic district
The City of Manitou Springs has held Certified Local Government status for historic preservation since 1987, and its preservation rules are in Chapter 17 of the Municipal Code. What that means for a roof:
- Visible exterior changes in a local historic sub-district fall under the Commission.
- MCAC review checks the proposal against the Secretary of the Interior’s Standards for the Treatment of Historic Properties and the City’s Historic District Design Guidelines.
- Meetings are the first Wednesday of the month at 5:30 p.m.; decisions can be appealed to City Council.
- Ask first. Planning (719-685-4398) can tell you whether your address is in a sub-district and what to submit. Like-for-like material and color are usually the simplest path; a change of material deserves an early conversation.
Step 2: The PPRBD permit
PPRBD’s reroof guidelines apply in Manitou as everywhere it serves. Two points come up often on older Manitou homes:
- Plank decking. Many older roofs sit on boards rather than plywood. Gaps over 1/4 inch mean re-decking with at least 7/16-inch OSB, an overlay of at least 3/8-inch CDX or OSB, or filling the gaps.
- B-vents. Roofers may only replace the vent cap, collar and jack on a B-vent. Any repair to the vent itself needs a licensed HVAC contractor.
PPRBD also requires all existing asphalt layers to come off before new shingles go on, and drip edge at eaves and rakes. Read Colorado Springs roofing codes for the background.
Hail on the hillsides
Manitou gets the same storms that cross the west side of Colorado Springs. In the August 6, 2018 storm, NWS storm reports include 1.25-inch hail 3 miles southeast of Manitou Springs and 1-inch hail east of town. Steep Victorian roofs are hard to inspect from the ground, so we photograph every slope and show you what we find. Our hail damage repair page explains the next steps if a storm hits.
A grant for historic maintenance
The City’s Vicky Bunsen Doucette Memorial Mini-Grants cover up to 75 percent of eligible project costs, to a maximum of $2,000 per property per year, for contributing properties in the historic district. Eligible work includes repairs to historic gutters and downspouts. A pre-application meeting with Planning is required, and work cannot start before approval.
Nearby mountain towns
Up Ute Pass, Green Mountain Falls is also permitted by PPRBD. Farther west, roof repair in Divide runs through Teller County. See all of our El Paso County towns.
Book a Manitou Springs roof inspection
Integrity Roofing and Painting is veteran-owned, family-run since 1990, and an Owens Corning Platinum Preferred contractor with 650+ Google reviews. We also offer exterior painting for trim and siding. We reply the same business day. Call (719) 488-2800 or book a free roof inspection.
Sources: City of Manitou Springs, Historic Preservation Commission; El Paso County, Pikes Peak Regional Building Department; PPRBD, Reroofing Guidelines (rev. 03/05/2024); NWS Pueblo, August 6, 2018 El Paso County Hail Event.
