Colorado is a beautiful state, with breathtaking vistas and a comfortable temperature climate in the summer. Of course, Colorado is also known for its relatively harsh winters, and periodic hailstorms. Because of these and other factors, it’s not a question of if homeowners in Colorado need to replace their roof; it’s only a question of when.
Generally speaking, you may be looking at a roof replacement once every 7-10 years. However, there is a lot of variance in the cost of a new roof. Here are some key factors that play into that final price tag you may be looking at after your new roofing project is finished:
- Your Homeowners Insurance
- Your Deductible
- Your Home’s Elevation
- Your Home’s Location
- Your Home’s Height and Steepness
- Your Roof’s Accessibility
- Your Desired Upgrades
- Your Roof’s Complexity
- Average New Roof Costs in Colorado
Your Homeowners Insurance
Obviously, your homeowner’s insurance policy is probably the single biggest factor in how much you’ll have to pay out of pocket for a new roof. You need to find out exactly what your policy covers before you start the search for a roofing contractor.
For example, your insurance policy will likely cover either the replacement cost value (RCV) of a new roof, or the actual cost value (ACV). What’s the difference?
- RCV means that your insurance company will pay you to repair or replace your roof with equivalent quality and materials.
- ACV, on the other hand, covers the same costs minus the depreciated value.
In other words, if you are trying to replace an older roof, you’ll likely have to pay much more out of pocket with an ACV policy versus an RCV one.
Whether you have an RCV or ACV policy, your insurance company will require you to pay your deductible before coverage kicks in. Whether your deductible is $100, $1,000, or some other amount, remember to factor that into any cost calculations for a new roof in Colorado.
Your Home’s Elevation
In some Colorado counties, homeowners that own property at a certain elevation are required to install an ice and water shield on their residence’s eaves (the edge of the roof where the gutters are). For example, in El Paso County homes that are 7,000 feet or higher in elevation must have these shields in place.
Your Home’s Location
Different counties have different code requirements. The point is that the ice and water shield can get pricey, and significantly increase the overall cost of your new roof. Some home codes can run in the thousands of dollars, so making sure your home doesn’t need any updates will be a big factor.
Your Home’s Height and Steepness
In most cases, houses that have eaves over 17 feet from the ground are considered “two-story houses.” If you own a home with a second story, then it’s quite likely that your roofing contractor will charge you an additional “high roof” charge.
In addition, if your home’s roof has a steep pitch (one that’s greater than 6/12) you may get hit with a “steep roof” charge. After all, the higher and steeper your roof is, the more dangerous it may be for contractors to replace it with a new one — and that potential danger will be incorporated into the overall cost of the project.
Your Roof’s Accessibility
Roofers love projects where they can unload shingles directly onto the roof by means of a crane or lift. However, if your home is located on a hard-to-reach plot of land, then your roofers may have to carry shingles up to your roof by hand. If that’s the case, then your contractor may add extra labor charges to your bill. (And if you’ve ever carried dozens of shingle packs up a ladder, one after the other, you’ll understand why!)
Your Desired Upgrades
Replacing your old roof with an equivalent one is all well and good. However, if you want to add upgrades to your new roof (like impact-resistant shingles, or a non-mandated ice and water shield) then you can’t expect your insurance company to foot the bill.
For instance, let’s say you want to have slate shingles on your new roof, instead of asphalt. If you decide to move ahead with that upgrade, you may end up paying anywhere from 8-30+ times more per square foot! Unless your policy says differently, you’d almost certainly have to pay for that upgrade, and others, out of pocket — so don’t forget to factor those into the equation.
Your Roof’s Complexity
While this factor may not readily come to mind, it only makes sense that more complicated roof replacements (those with a lot of angles, valleys, and special requirements) will cost more than “standard” projects. If your home has a roof that’s more complicated than the norm, then be prepared for additional costs when you decide to purchase a new roof.
Average New Roof Cost in Colorado
The reality is that a new roof in one part of Colorado may cost thousands of dollars more (or less) than a new roof in another part of the state. When looking at Denver metro and the surrounding area, a 2,000-square foot roof may cost anywhere between $9,000-$12,000+. Of course, this is just an estimate. The cost may run higher or lower based on all the factors mentioned above. Every roof is different.
Of course, price is only one consideration when deciding whether to replace your roof. You also want to hire the best roofing contractors available, so that the job will get done right the first time. If you have any questions about the cost of a new roof, or other roof-related issues, reach out to the friendly experts at Axe Roofing today.