A roofing estimate tells you what roof you are buying, not just what it costs. In Colorado Springs, a complete replacement estimate should list the tear-off of every old layer, any decking repairs, underlayment, drip edge, ice barrier where required, vents and flashing, the shingles or metal by brand and line, the Pikes Peak Regional Building Department (PPRBD) permit, cleanup, and the warranty. If a line is missing, ask whether it is excluded or just not written down. The guide below walks through each line and what local code says about it.
The lines every estimate should have
- Tear-off and disposal. PPRBD’s reroof guidelines say new asphalt roofing may not go on until all existing layers are removed from a residential home. An estimate that “lays over” the old roof is not to code here.
- Decking. Older homes often have plank decking. PPRBD requires gaps of 1/4 inch or less; wider gaps mean re-decking with at least 7/16-inch OSB or an overlay of at least 3/8-inch CDX or OSB. Look for a per-sheet decking price.
- Drip edge at the eaves and rakes. It is required on shingle roofs.
- Ice barrier. Required by PPRBD only on properties above 7,000 feet, running at least 24 inches inside the exterior wall. Many contractors, including us, install ice and water shield regardless.
- Underlayment over the rest of the deck.
- Flashing, pipe boots and vents. Note that a roofer may replace only the vent cap, collar and jack on a gas appliance B-vent; deeper work goes to an HVAC contractor.
- Ventilation at the ridge and soffits, which affects shingle life and ice dams.
- The roof covering named by manufacturer and product line, so you can look it up.
- Permit. A PPRBD reroof permit for a single-family home is a $135 flat fee, pulled by the contractor.
- Cleanup and magnet sweep, plus protection for landscaping and the driveway.
- Warranty, split into the manufacturer’s product warranty and the contractor’s workmanship warranty, each with its length in writing.
Reading the price
The roof covering and labor make up most of the cost. Material choice moves the price more than anything else: architectural shingles, impact-rated shingles and metal roofing sit at very different points. Our Colorado Springs roof replacement cost guide gives local ranges, and we present Good, Better and Best options with upfront pricing so you can compare like for like.
The contract that follows
Colorado law (C.R.S. 6-22-103) requires a written contract before residential roofing work that spells out the scope, materials, approximate costs and dates, and the contractor’s contact and insurance details. If insurance is paying, you may cancel within 72 hours of written notice that the claim was denied, and no roofer may pay, waive or rebate your deductible. Read more on our storm damage repair page.
Red flags on an estimate
- One price with no line items.
- “Layover” or “recover” instead of tear-off.
- No permit line, or a request that you pull a homeowner permit for the contractor. PPRBD says never to do this.
- An offer to cover your deductible.
- A large deposit demanded before materials are delivered.
- No brand or product line for the shingles.
You can look up whether a contractor is licensed with PPRBD, and whether a permit was issued for your address, on PPRBD’s website.
Estimates for gutters and paint
The same rule applies to gutter and painting estimates: the scope should name the product, the prep and what is excluded. A gutter estimate should list linear feet, profile and size, downspouts and any guards; a paint estimate should list surfaces, prep steps, primer and number of coats.
Get an estimate you can read
Integrity Roofing and Painting is veteran-owned and family-run since 1990, an Owens Corning Platinum Preferred contractor with 650+ Google reviews. We walk the scope line by line before you sign. Book a free inspection, call (719) 488-2800, or ask about financing once you have the number.
To check the insurer’s side, use our printable scope of loss checklist, and before you sign, our hiring a roofer checklist for Colorado and Texas.
Sources: PPRBD Reroofing Guidelines (rev. 03/05/2024); PPRBD, Do You Have Roof Damage From a Storm?; C.R.S. 6-22-103, 6-22-104, 6-22-105 (unofficial reproduction).
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