Roof Replacement Cost - What Homeowners Pay in Evergreen, CO
When homeowners first begin to realize that they might be due for a new roof, it’s normal for their first thought to be about the cost. This sends them to frantically Google things like “how much does a roof replacement cost?” The thing about home maintenance projects is that the internet can only be so helpful at answering your questions. When it comes to roofing matters, the exact cost and logistics are not one-size-fits all.
How Much Does the Average Roof Replacement Cost in Colorado?
On average, a roof replacement in Colorado costs between $15,000 and $35,000 for an average-sized home using standard asphalt shingles. Smaller structures, such as mobile homes and stand alone sheds, normally cost less than the average home, while larger houses with a more sprawling layout can cost more. If homeowners wish to use a different type of shingle, such as impact-resistant designer shingles, or a more complex roofing system, then the cost of a re-roof will be higher than average.
There are many factors that go into the cost of a roofing job. Please note that quotes are always customized to your home’s specifications, so the best way to get an estimate for your home’s re-roof is to contact Troost Roofing by phone or online form.
What Factors Determine How Much a Complete Roof Replacement Costs?
Not every re-roof is going to cost the same. Even if you and your neighbor get your roofs replaced around the same time, there can still be a big cost difference depending on the specifics of your houses.
There are typically 5 factors that determine the price of a roofing job:
The Material
The materials typically make up 35% of the cost of a roofing job. This doesn’t only include the shingles that you will be able to see, but also the Grace Ice and Water Shield, synthetic underlayment, the flashings, the fasteners, and ventilation.
Shingles and roofing tiles make up the largest chunk of this material cost. This is because the shingles and tiles form a barrier to protect the inside of your home from the elements. They are also what is visible to you, your neighbors, and any prospective buyers when you go to sell your home.
What do different types of shingles cost?
The most affordable type of material is asphalt shingles; however, there is a cost spectrum within that category. Dimensional shingles have the lowest price tag. If you want impact resistant dimensional shingles, that’s going to cost a little more. If you want designer shingles, that will cost a noticeable amount more.
The most expensive asphalt shingles are impact-resistent designer. They are bilaminate or trilaminate, and mimic the look of slate, shake, or cedar shingles. Compared to standard asphalt shingles, these are thicker and heavier.
A standard dimensional shingle is about 240 to 280 pounds per roofing square whereas an impact-resistent designer shingle is 400 to 450 pounds per square. If you choose to get this type of shingle, you will be getting more product and a more durable type of shingle. While it will last a little longer than the standard dimensional shingle, the doubled weight does not equate to a doubled lifespan.
Which type of shingle is best for my home?
When homeowners choose a material for their new roof, they usually make the choice based on a mixture of aesthetics, functionality, and cost. Impact-resistant shingles perform better, especially in the winter wonderland that is Evergreen, Colorado, whereas designer shingles are desirable because of their aesthetics. They make your home look different from other houses on the block and add curb appeal for when you go to sell your home. All shingles and tiles have comparable lifespans and are maintenance-free when installed by Troost Roofing.
2. The Size of Your Home
A bigger home means more materials and more time needed to complete the job. This aspect of the cost break-down is pretty self-explanatory. Homeowners who live in a mobile home or a tiny house may pay half as much for a reroof as a homeowner who lives in a home with 5 beds and 6 baths spread across a single story.
That said, smaller doesn’t always mean a more affordable roof replacement. If a homeowner chooses a particularly fancy roofing shingle or a complex type of roofing system for their home, that can inflate the cost considerably. There are many factors that impact roof replacement cost, so each home is always a little different.
The best way to know what you will need to pay for a new roof is to get a quote. Troost offers free quotes for homeowners. All you need to do is just give us a call!
3. The Type of Roofing System
Different roofing systems can have different price points due to the complexity of their installation.
Whereas asphalt shingles are quick and easy to install, concrete tiles and metal roofing systems are more involved. A more complicated install means that the roofers will need to be on the job longer, thus complexity can increase cost.
This is something that you should be aware of if you have a metal roof on your home. Metal roofs are very complex to install because they need to be put on in a directional pattern so that the pieces all interlock in the correct way. If you ever need a spot repair or a partial replacement of your metal roof, it will also be a longer than average process since the roofers will need to take apart more of your roof to access the part that needs the repair.
4. The Pitch of the Roof
Many homeowners don’t realize it, but the pitch of their roof can influence their roof replacement cost, sometimes quite considerably. There are a few reasons for this:
Pitch affects the amount of roofing materials needed because steepness increases surface area.
Installing a new roofing system can take longer on a steep roof. Usually, when roofing contractors in Evergreen install a new roof, they transport all the materials up onto the roof and have them stacked and ready to go. However, if a roof is too steep to stack up materials, then the roofers will need to make many more trips to the ground to gather what they need.
If a steeply pitched roof is very high in the air, the roofers may require additional safety equipment and considerations.
Steep roofs often require larger gutters to handle the faster water runoff created by the pitch. More robust gutters normally involve more materials and a slightly longer installation process.
If you own a home with an especially steep roof that’s also high in the air, you can expect to pay around 30% more than your more flat roofed neighbors. The good news is that very few homes in Evergreen or Golden are especially steep. Unless your house resembles Rapunzel’s tower, then pitch-related costs are likely something that you don’t have to worry about.
5. The Accessibility of the House
When roofing contractors in Evergreen complete a job, they must transport all the materials out to your home and then up onto your roof. This all is easier and goes faster if your home is relatively accessible. It helps if there is a way to get a truck right up against the side of your home for easy loading. However, if you have a home in the middle of nowhere, don’t have paved roads, or have barriers that prevent a truck from getting close to your house, then the job will take longer and be harder. This extra time and difficulty can impact the overall estimate for the job.
The good news is that Troost Roofing is locally owned and operated to serve mountain communities. We have experience working on unique homes in unique parts of the mountains, thus our team is able to creatively solve accessibility challenges. This means that Troost is equipped to handle jobs that many out-of-town and Denver-based contractors would turn down or charge you an extra arm and a leg for. For most homeowners, accessibility of the roof is not that much of an issue - unless, of course, you live in some kind of tower.
Got questions? Give Troost Roofing a call to get a free estimate!
Insurance & Complete Roof Replacement Costs
The average roof replacement cost in Colorado can be pretty steep, especially in this economy. You may have seen the range of roof replacement costs and panicked. Sometimes, a homeowner won’t have to pay their entire re-roof cost. Insurance may cover the costs in certain scenarios.
When does insurance cover roof replacement?
It varies from one policy to the next, but homeowners insurance typically covers random acts of nature, such as wind, hail, storms, tornadoes, ice damming, earthquakes, and falling trees. It is less likely that insurance will cover damage that has resulted from animals, neglect on the homeowner’s part, construction defects, and standard wear and tear from the roof aging.
How do I get insurance to cover the cost of a roof replacement?
The process may be different from one insurance company to the next, but generally, there are 8 steps to getting insurance to cover the cost:
When a sudden damaging act of nature occurs, contact your insurance company or agent to file a claim.
The insurance company will then send an adjuster out to inspect your roof.
If the adjuster determines that the damage was indeed caused by a covered act of nature, then the claim will likely be approved.
Your insurance company will then send you a check to cover a certain percentage of the claim - this is determined by the specifics in your policy.
You can now shop around for quotes from roofing contractors in Evergreen, CO then hire Troost to complete the replacement.
After the job is completed and the roof has been thoroughly inspected, Troost will send you an invoice.
You will need to submit that invoice to your insurance company.
The insurance company will then send you a check to cover the rest of the claim, which you can use to pay the invoice.
Troost Will Work With You and Your Insurance!
The process of navigating insurance can be tricky because insurance adjusters are not trained roofers, therefore, it’s common for them to overlook things. This is not fair to the homeowner because every item that the adjuster overlooks is a cost that will end up coming out of your pocket.
If you find yourself in this situation with your insurance, Troost Roofing is here to help! Our team will work with you and your insurance to ensure that nothing is overlooked.
Here’s how it works:
After you file your claim, your insurance company will send an adjuster out to inspect your roof. After this survey, you will receive the adjustment paperwork, which details what the adjuster found.
After you get the adjustment, send it to Troost. Our team will go through it with a fine-toothed comb to catch any items that the adjuster may have overlooked.
Troost will provide you with a counter-proposal, which includes a list of things that were overlooked. You will need to send this information to your insurance to notify them that the adjuster missed some items.
Most of the time, the insurance company will accept the counter-proposal and alter the adjustment to include everything that was initially overlooked.
If your insurance company does not accept the counter-proposal, Troost can verify each overlooked item by sending photos and measurements to the adjuster. In rare cases, some back-and-forth is required.
Next, your insurance company will send you the revised paperwork as well as a check to cover a percentage of the claim. Now, Troost can begin the work on your roof.
It’s pretty common for adjusters to overlook things when they compile the adjustment paperwork. The oversights that Troost most often sees are:
Adjusters underestimate the amount of Grace Ice and Water Shield necessary to meet code
The square footage of the home wasn’t properly measured
The adjustment didn’t include the shed or another building on the property that should be covered under the homeowner’s policy
If these oversights are not addressed and corrected, it will fall on you to pay for the roof replacement costs that insurance should have covered but didn’t. Troost specializes in homeowner advocacy roofing, so our team’s goal is to get you the entire amount of money that you are owed from your insurance.
Call Today for a Free Estimate!
Troost offers free estimates for current homeowners! Give us a call today to get an idea of the cost of your roof replacement. Initial quotes can be done over the phone, so you will not have to rearrange your schedule or take time off work to meet anyone in person. Before the job begins, a member of the Troost team will visit your home to verify and finalize both the measurements and procedures.
Contact Troost Roofing anytime at 303-674-4667 or complete the Contact Form and someone from our team will get in touch with you.
