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).
| 54.3% | According to Remodeling's 2025 Cost vs. Value Report, a metal roof replacement in the Mountain region cost $46,579 and recouped 54.3% at resale. Source: Remodeling / JLC (Zonda), 2025 |
|---|---|
| About 20 | NAHB's 2007 study puts asphalt shingle roof life at about 20 years, fiber cement shingles about 25 years and wood shakes about 30 years. Source: National Association of Home Builders / Bank of America Home Equity, 2007 |
| 67.5% | According to Remodeling's 2025 Cost vs. Value Report, the national average asphalt shingle roof replacement cost $31,871 and recouped 67.5% at resale. Source: Remodeling / JLC (Zonda), 2025 |
A full roof replacement in Colorado Springs typically costs $16,000 to $40,000 for asphalt shingles, the most common roof here, and $20,000 to $70,000 for metal. The total is the sum of a handful of line items: tear-off of every old layer, decking repairs, the PPRBD permit, underlayment and ice barrier, the new roof covering, flashing and ventilation, and cleanup. This page walks through each line so you can read a bid with confidence. All figures are planning ranges from our Colorado Springs pricing, not a quote.
The line items in a Colorado Springs replacement
| Line item | What drives it | Local rule |
|---|---|---|
| Tear-off and disposal | Number of old layers, roof size, dump fees | PPRBD requires every existing layer removed before new asphalt |
| Decking | Rot, delamination, plank gaps | Plank gaps over 1/4 inch mean re-decking or an overlay |
| Permit and inspection | PPRBD permit fee | Required for any work over 100 sq ft; no materials stocked before it is issued |
| Underlayment and ice barrier | Roof size, elevation | Ice barrier required above 7,000 feet elevation |
| Roof covering | Material and product line | Class A covering required in the City of Colorado Springs |
| Flashing, drip edge, vents | Chimneys, walls, skylights, pipes | Drip edge required on shingle roofs |
| Solar or HVAC vents | Arrays, B-vents | Solar detach and reset permit; B-vent pipe work needs an HVAC contractor |
| Cleanup | Site size, landscaping | Magnetic nail sweep and haul-off should be in the bid |
The two numbers that surprise people
Layers. Many older Colorado Springs homes have two or three roofs stacked up. Because PPRBD requires all of them to come off, each extra layer adds labor and disposal. A core sample or a look at the roof edge shows how many you have.
Decking. Rotten or delaminated plywood only shows once the shingles are off, so most bids include a per-sheet decking price. On older homes with plank sheathing, gaps wider than 1/4 inch mean the whole roof is re-decked with 7/16-inch OSB or overlaid with 3/8-inch sheathing.
When insurance is paying
After hail or wind, your insurer pays for covered damage. On a replacement-cost policy that usually comes as an actual cash value check first and the recoverable depreciation after the work is done, minus your deductible. You pay the deductible; Colorado law bars any roofer from paying, waiving or rebating it. The claim stays yours. We document the damage with photos and make sure nothing gets missed in the scope, and our guide to how long you have to finish repairs and recover depreciation covers the deadline.
Your contract, by Colorado law
Before work starts, Colorado requires a written contract with the scope, approximate dates and costs, the contractor’s contact details and liability insurer, a 72-hour right to cancel for a full deposit refund, and a statement that your payment is held in trust until materials are delivered or most of the work is done. Every required term is listed in our guide to Colorado roofing contract law, and our Colorado roof replacement cost guide compares Colorado Springs prices and code items with Denver and its suburbs.
Pick your material
- Asphalt shingle roof costs, with prices by roof size
- Metal roof costs, from corrugated to standing seam
- Just one problem area? See roof repair costs
- Gutters tired too? See gutter replacement costs
- Wondering why prices rose? See why roofing prices go up
For other projects and markets, our roofing cost guides gather every price range we publish, our roof replacement guides cover deciding when it is time, and our Colorado Springs roofing guides collect the local PPRBD rules.
Get a replacement estimate
Integrity Roofing and Painting is veteran-owned and family-run since 1990, an Owens Corning Platinum Preferred contractor with 650+ Google reviews. Our office is at 115 N Union Blvd. We give you Good, Better and Best options in writing, with the decking and exclusions spelled out. See how a Colorado Springs roof replacement runs with us, ask about financing, call (719) 488-2800, or book a free inspection. We respond the same business day.
Sources: PPRBD Reroofing Guidelines (rev. 03/05/2024); PPRBD, Hail & Disaster Information; C.R.S. 6-22-103 and 6-22-105 (unofficial reproduction). Price ranges are planning figures, not a quote.
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