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).
| 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 |
|---|---|
| 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) |
An asphalt shingle roof in Denver needs replacement when the damage is roof-wide rather than in one spot: granules gone across whole slopes, shingles cracking or curling on every face, tabs blowing off in each windstorm, hail bruising across the roof, or a deck that has gone soft. Many Denver asphalt roofs last around 20 years, but hail and wind decide more than age does. If the problem is one area, a repair usually makes sense; Denver requires a permit for repairs larger than 10 percent of the roof or two squares, and every full replacement is permitted and inspected.
Seven signs it is time
| Sign | Where to look | Repair or replace? |
|---|---|---|
| Heavy granules in gutters and downspout splash | Gutters, under downspouts | Replace if shingles show bare asphalt across slopes |
| Curling, cupping or cracking on many shingles | South and west slopes first | Replace; the asphalt has dried out |
| Tabs lifting or missing after each wind | Ridges, rakes, west-facing slopes | Repair once; replace if it keeps happening |
| Hail bruises or fractures across the roof | Every slope, plus soft metals and vents | Usually replace; have it documented |
| Daylight or stains in the attic | Attic, with a flashlight, after rain | Find the source; one leak is a repair |
| Soft or sagging deck | Walking the roof, attic sheathing | Replace, with decking repair |
| Two layers of shingles already | Roof edge, permit history | Replace with a tear-off to the deck |
What to check yourself, safely
You do not need to climb the roof. From the ground and the attic:
- Gutters. A handful of granules is normal. Granules that pile up like sand, especially after a storm, mean the shingles are losing their UV protection.
- Binoculars. Look along the rakes and ridge for lifted tabs, missing pieces and dark bare patches.
- Attic. On a sunny day look for pinholes of light; after rain or snowmelt look for stains, wet insulation and frost on nail tips.
- Ceilings. A new stain means water is already inside. Call before the drywall and insulation take more damage.
For a closer look at what the shingle is made of and why granules matter, see how asphalt shingles are made.
Denver rules that shape the decision
- Repairs and permits. For buildings under 25,000 square feet, a repair needs a permit when it covers more than 10 percent of the roof or two roof squares, whichever is smaller. Partial roofs can be replaced only where they end at a natural edge, not part of a slope.
- Layers. Where two or more layers exist, the roof must be removed to the deck and replaced.
- Wind rating. New asphalt shingles must be labeled to ASTM D7158 (or D3161), and the minimum rating rises from east to west: 115 mph east of Federal Blvd, 125 mph from Federal to Sheridan, and 140 mph from Sheridan to Kipling.
- Inspection. A one- or two-family asphalt reroof gets a final inspection; a mid-roof inspection only if needed.
These rules are why an old 3-tab roof on the west side of the city is often a replacement, not a patch: the new shingles have to meet a higher rating than many original roofs did. Our Denver roofing codes guide covers the rest.
Repair first when it makes sense
We would rather fix a sound roof than sell one that is not needed. If the shingles still flex, the granules are mostly there, and the problem is a flashing, a vent boot or wind damage on one slope, we will quote the repair. If you are weighing a replacement, read what to settle before your roof install and what a complete roofing system includes. Choosing a new color at the same time? See the most popular roof colors in Denver.
Integrity Roofing and Painting is veteran-owned and family-run since 1990, an Owens Corning Platinum Preferred contractor with 650+ Google reviews. Our Denver-area office is at 13275 E. Fremont Pl in Centennial. Call (303) 209-0152, book a free Denver roof inspection, or see Denver roof replacement and Denver roof repair.
Sources: City and County of Denver, Roofing Guide and Checklist (updated 4/11/2024): repair permit threshold, partial roofs, layers, wind zones and ASTM labels, inspections.
