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).
| 6 to 10 | CAPE Analytics found the highest hail loss ratios on homes with roofs just 6 to 10 years old, not the oldest roofs. Source: CAPE Analytics, 2021 |
|---|---|
| About 0.02 | Without algae growth, asphalt shingle solar reflectance changes by about 0.02 or less over three years; algae staining in humid climates can cut it by up to 0.06. Source: LBNL / Cool Roof Toolkit (abstract), 2012 |
| 15 | In hail-prone states the average roof lifespan is 15 years, versus 22 years in drier western states such as Nevada, Arizona and Utah. Source: Insurance Journal (reporting Verisk), 2025 (report year) |
Most Colorado Springs roofs are replaced because hail or age forces the decision, but there are five good reasons to replace a roof before it fails: you are selling and want a clean inspection, your insurance coverage on an older roof is changing, you want an impact-resistant (Class 4) roof before the next hail season, you are remodeling or adding on, or the attic has ventilation or moisture problems that only a reroof will fix. If none of those apply and the roof is sound, keep it and maintain it.
1. You are selling the home
An older roof becomes a negotiating point the moment a buyer’s inspector walks it. Some lenders and insurers want a roof with a reasonable life left before they close or write a policy. Replacing before you list can remove that delay. If the roof was damaged in a storm while you owned the house, an inspection may show it is a claim, not an out-of-pocket job; a roof replacement from two perspectives tells the story of one homeowner who replaced right before closing.
2. Your insurance coverage on the roof is changing
Many policies settle older roofs at actual cash value, which means depreciation comes out of the payment, and some carriers add percentage hail deductibles. Read your renewal carefully. If your roof’s coverage has dropped, replacing it on your own schedule can restore better terms. Our guides to percentage hail deductibles in Colorado and recoverable depreciation explain the terms.
3. You want an impact-resistant roof before the next storm
Hail is a regular threat here; our Colorado Springs hail risk guide covers the history. Replacing a worn roof with a Class 4 shingle before it is damaged can mean fewer claims and, with some insurers, a premium discount. See is a Class 4 shingle worth it for the math.
4. You are remodeling, adding on or adding solar
An addition, a new dormer or a skylight cuts into the roof. Tying a new section into a 15-year-old roof often leaves a patchwork. Solar is the other big one: under PPRBD’s guidelines, a separate detach-and-reset permit is required before panels come off for a reroof, so replacing an older roof before panels go up avoids paying to remove them later.
5. The attic is telling you something
Frost on the underside of the deck in winter, a musty smell, blistered shingles or ice dams every year usually mean the attic is not ventilated or insulated properly. A reroof is the time to add soffit intake and ridge exhaust, because the deck is open. Our ice dam guide explains the link.
When replacing early is not worth it
If the roof is under 10 to 15 years old, has no storm damage, and an inspection finds only small issues, a repair is usually the better value. See how long a roof should last for rough lifespans, how much a roof costs for what goes into a price, and our fall roof checklist for Colorado Springs if you just need to get through winter. Homeowners in Texas should read when to replace a roof in Austin.
Talk it through with us
Integrity Roofing and Painting is veteran-owned and family-run since 1990, an Owens Corning Platinum Preferred contractor with 650+ Google reviews. If your roof does not need replacing, we will tell you. Call (719) 488-2800 or book a free Colorado Springs roof inspection; we follow up the same business day. More on the job itself: Colorado Springs roof replacement.
Sources: Pikes Peak Regional Building Department, Reroofing Guidelines (rev. 03/05/2024: permits over 100 sq ft, detach and reset solar permit).
