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 |
|---|---|
| 32 | The median age of U.S. homes was 32 years in 2007, per NAHB citing Census data. Source: National Association of Home Builders / Bank of America Home Equity, 2007 |
| 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) |
In Colorado Springs, it is time to replace your roof when wear is spread across the whole roof rather than one spot: shingles that are curling, cracking or bald on several slopes, leaks that return after repairs, hail bruising on most slopes, or a roof near the end of its expected life. If the damage is limited to one area on an otherwise sound roof, a repair is usually the better buy. Once you decide to replace, the order is simple: get a written scope, check the contract terms Colorado law requires, let the contractor pull the PPRBD permit, then schedule the tear-off.
Repair or replace: a quick test
| You see | Usually means |
|---|---|
| A few missing shingles after wind, roof otherwise flexible | Repair |
| One leaking chimney, skylight or pipe boot | Repair the flashing or boot |
| Curling, cracking or granule loss on most slopes | Replace |
| Leaks in different rooms over a few years | Replace, or at least a full inspection |
| Hail bruising on several slopes | Often an insurance replacement; document it first |
| Soft decking underfoot in several places | Replace, with decking repair in the scope |
For a closer look at the repair side, see seven signs your Colorado Springs roof needs repair. If you are not sure the timing is right for your household, the bigger-picture questions before roofing a home can help, and what you gain from a new roof covers the payoff side.
Once you decide: five things to line up
1. A written scope you can compare. A replacement price should list tear-off, decking repair (priced per sheet), underlayment, ice barrier where required, drip edge, flashing, vents, ridge, cleanup and permit. A low bid often leaves some of these out; what a bargain bid usually skips explains how to compare.
2. The contract terms Colorado requires. Under C.R.S. 6-22-103, a residential roofing contract must be in writing before work starts and must state the scope and materials, approximate dates and costs, the contractor’s contact details and insurer, a deposit refund and cancellation policy, and your right to cancel within 72 hours. It must say in bold that your payment is held in trust until materials are delivered or most of the work is done. If insurance is paying, the contract must also state that the contractor cannot pay, waive or rebate your deductible.
3. The permit. In El Paso County the contractor pulls a PPRBD permit before materials arrive. Stocking materials before the permit is issued brings a triple permit fee and a stop work order. Permits last 180 days, with one free 180-day extension.
4. Tear-off and code items. PPRBD requires every existing layer removed before new asphalt shingles, drip edge at eaves and rakes, Class A roofing inside the City of Colorado Springs, and an ice barrier on homes above 7,000 feet. Our full component list is in the Integrity Roofing System.
5. Timing. A small, simple roof is often finished in a day or two; a large or complex one can take a week or more. Weather can pause the work, and after big hail storms PPRBD does not do reroof inspections same-day or next-day. Only the contractor who pulled the permit can schedule the final inspection.
What it costs
Replacement prices in Colorado Springs depend on roof size, pitch, layers to remove, decking condition and the material you pick. Our Colorado Springs roof replacement cost guide shows current ranges and what moves a price up or down. Financing is available if you would rather spread the cost; ask during your inspection or see financing options.
If a past roofer left you with problems, what to do when a roofing contractor messes up explains your options in Colorado.
Integrity Roofing and Painting is veteran-owned and family-run since 1990, and an Owens Corning Platinum Preferred contractor with 650+ Google reviews. Our Colorado Springs office is at 115 N Union Blvd. Call (719) 488-2800 or book a free inspection, and see how a Colorado Springs roof replacement runs with us. We respond the same business day.
Sources: C.R.S. 6-22-103 (unofficial reproduction); PPRBD Reroofing Guidelines (rev. 03/05/2024); PPRBD Hail and Disaster Information.
