Key numbers
18.34 million occupied U.S. homes were built in the 1970s, the most of any single decade bin in RECS 2020 (20.26 million were built before 1950) (U.S. Energy Information Administration (EIA), 2020).
| Over 50 | NAHB's 2007 study says slate, copper and clay/concrete tile roofs have the longest life expectancy, over 50 years. Source: National Association of Home Builders / Bank of America Home Equity, 2007 |
|---|---|
| 50% | Roofs with less than four years of remaining life can see 50% more damage in severe weather than roofs with eight or more years left. Source: Insurance Journal (reporting Verisk), 2025 (report year) |
| 24% | In 2023, improvement spending on U.S. homes built before 1980 was 24% higher than on homes built since 2010, and maintenance spending was 76% higher. Source: Harvard Joint Center for Housing Studies, 2023 |
Denver homeowners replace roofs for four main reasons: hail or wind damage, old age, a home sale, or an upgrade such as better energy performance or an impact-resistant shingle. Who pays depends on the reason. Storm damage is usually an insurance claim, minus your deductible and any depreciation. Age, a sale or an upgrade is usually paid by the owner. Whatever the reason, the City of Denver’s rules then decide part of the scope: a tear-off where two or more layers exist, wind-rated shingles by zone, and insulation if an uninsulated deck is exposed.
The reasons, and who usually pays
| Reason | Who usually pays | What to do first |
|---|---|---|
| Hail damage | Insurance, after deductible; depreciation may apply | Inspection with photos; file the claim yourself |
| Wind damage (missing or creased shingles) | Insurance if storm-caused | Photograph and tarp exposed areas; inspection |
| Old age, curling, granule loss | Owner | Inspection to confirm life left; get Good, Better, Best options |
| Selling the home | Owner, sometimes negotiated with the buyer | Inspection before listing |
| Energy or comfort upgrade | Owner | Look at attic insulation and ventilation with the roof |
| Upgrade to impact-resistant shingles | Owner pays the difference; insurer may offer a discount | Ask your insurer about premium credits |
If your roof was damaged in a storm, the claim stays yours. We document the damage and make sure nothing gets missed in the scope. See what happens after hail damages a Denver roof and high winds and Denver roofs.
What the City of Denver adds to every replacement
The City and County of Denver’s Roofing Guide and Checklist (updated April 11, 2024) sets these rules, and they apply no matter why you are replacing:
- Tear-off. Existing roofs must be removed to the deck where two or more layers of any roof covering exist.
- Wind-rated shingles by zone. 115 mph minimum east of Federal Boulevard, 125 mph from Federal to Sheridan, 140 mph from Sheridan to Kipling.
- Insulation when the deck is exposed. If there is no insulation in the cavity and the sheathing is exposed during the reroof, the roof must be insulated above (R-30ci) or below (R-38 flat, R-49 attic).
- Asbestos. CDPHE rules for certified inspection and removal apply, and proof may be required.
- Final inspection. One- and two-family asphalt roofs need a final inspection; tile and metal also need a mid-roof inspection.
Signs your Denver roof is near the end
- Curling, cracking or missing shingles; bald spots where granules are gone.
- Granules piling at downspouts after ordinary rain.
- Stains on ceilings or in the attic; daylight through the deck.
- A sagging ridge or wavy deck, which can be structural; see why a roof sags.
- Cracked or slipped tiles on a tile roof, exposing the underlayment.
Rough lifespans by material are in how long a roof should last, and the line items that make up a price are in how much a roof costs. Before winter, read preparing a Denver roof for winter. For Denver prices, see roof replacement cost in Denver.
Get a Denver roof inspection
Integrity Roofing and Painting’s Denver-area office is at 13275 E Fremont Pl, Suite 340, in Centennial. We are veteran-owned, family-run since 1990, and an Owens Corning Platinum Preferred contractor with 650+ Google reviews. Call (303) 209-0152 or book a free Denver roof inspection; we reply the same business day. More on the job: roof replacement in Denver.
What wears out first depends partly on when the house was built. Compare the eras in our roofing by home era guide, including split-level and bi-level homes, 1980s to 2000s two-story homes and 2010s and newer homes.
Sources: City and County of Denver, Roofing Guide and Checklist (updated 4/11/2024).
Photos From Our Projects
