Roof replacement
Roof replacement in Fort Collins
When the shingles are bald on the south slope, hail has bruised every plane, or you've patched it three times in two years, replacement is the honest answer. Here's what a roof built for Front Range hail, UV and wet spring snow includes, and what it costs on a Fort Collins house.
When it's time
Fort Collins roofs come due in waves, because so many of them were replaced after the same hailstorms. Whole streets in Fossil Creek, Miramont and the neighborhoods off Harmony Road were re-roofed within a year or two of each other, and those roofs are now hitting the 15–20 year mark in a climate that wears out a 30-year shingle in about 20. The signs:
- Granules an inch deep in the gutters and bare black patches on the south and west slopes
- Shingle edges curling or cupping, where hail and wind both get their grip
- Hail bruises — soft, dark spots the size of a fingertip — on more than one slope
- Two or more repairs in the last couple of years in different places
- A roof already on its second layer, visible at the drip edge
- Decking that feels spongy underfoot
Two of those and it's time for an inspection. Read our post on signs a Fort Collins roof is near the end, then call. If it has three more years, we'll say so.
What a replacement built for the Front Range includes
Residential roofing Fort Collins wide has three jobs the rest of the country mostly doesn't: take a hailstone without bruising, hold on in a chinook, and shed a foot of wet April snow without letting meltwater back up under the eaves. Every replacement we do includes:
Full tear-off to the deck. No roof-overs. A second layer hides rotten decking, adds weight the trusses weren't designed for, and voids most shingle warranties. Fort Collins inspectors want to see the deck anyway.
Decking inspection and replacement. Every sheet gets walked. Soft or delaminated plywood is replaced at $90–$150 per 4x8 sheet — we quote an allowance and show you photos of any sheet we swap.
Synthetic underlayment across the whole deck. Felt wrinkles in our dry air and tears in the wind before the shingles are on.
Ice-and-water shield along the eaves, in every valley, and around every penetration. Code here calls for an ice barrier at the eaves, and after a wet March snow you'll understand why.
Architectural shingles — Class 4 if you want the insurance discount. Standard architectural shingles from GAF, Owens Corning, CertainTeed or Malarkey nailed with six nails per shingle, or a UL 2218 Class 4 impact-resistant line for $40–$90 more per square. Most of our Fort Collins customers choose Class 4, and the Class 4 page explains why.
New drip edge, pipe boots and flashing. We don't reuse 20-year-old flashing. Step flashing at walls, new counter-flashing at chimneys, silicone or lead boots on every vent.
Ventilation. Ridge vent cut in, soffit intake cleared or added. Roof ventilation Fort Collins attics often lack is why shingles cook from below in July and why ice dams form in March, and it's cheap to fix during a replacement.
Permit and inspection. The City of Fort Collins requires a permit for a re-roof and inspects the work. It's in our price, and we schedule the inspection.
Cleanup. Tarps over the landscaping, a trailer for the old roof, and a magnet sweep of the lawn and driveway for nails before we leave.
What it costs
Architectural shingle roof replacement in Fort Collins runs $450–$800 per square installed. On a typical 2,000 sq ft two-story in Rigden Farm or English Ranch with a 26–30 square roof, that's $12,000–$22,000. A 1,300 sq ft ranch off Drake Road with a simple gable can be $9,500–$13,000. Steep pitches, a second layer to remove, lots of valleys and dormers, and decking replacement push toward the top. The cost page breaks it down by house size, and the post on 2026 roof replacement costs explains what moves the number.
When hail did the damage, the insurance pays the replacement cost minus your deductible — see hail damage and claims. When it's just age, it's a purchase, and we'll talk about financing without pushing it.
Metal instead?
Metal roofing Fort Collins homeowners ask about is usually standing seam, and it makes sense on a house you'll keep 15 years or more: it doesn't bruise, most panels carry a Class 4 rating, and it sheds snow. It costs two to three times what shingles do — $30,000–$55,000 on a typical two-story. We'll quote both if you want to see them side by side.
Other roofing services
Roof Repair
Leaks at boots, flashing and valleys, wind-lifted shingles, hail-cracked ridge caps, soft decking — found from the roof and attic, fixed with a written price.
Roof Repair →Hail Damage & Insurance Claims
Walked inspection, chalked test squares, a scope your adjuster can read, and a roof installed by a local company — with Colorado's deductible law followed to the letter.
Hail Damage & Insurance Claims →Roof Inspection
A walked inspection with photos and a written report — for buying a house, deciding whether to file a claim, or finding out how many years the roof has left.
Roof Inspection →Class 4 Impact-Resistant Shingles
UL 2218 Class 4 shingles that shrug off most Front Range hail and earn a discount on most Colorado homeowners policies. What they cost, what they save, and the fine print.
Class 4 Impact-Resistant Shingles →Questions we get asked
How long does a roof replacement take in Fort Collins?
One day for most single-story homes, two for a large two-story or a cut-up roof. We don't start a tear-off when the afternoon forecast shows a hail cell building over the foothills, which in July sometimes means an early start and an early stop. Every deck is dried in with underlayment before the crew leaves.
Should I get Class 4 shingles?
If you plan to own the house more than a few years, yes. The upgrade is $40–$90 per square, most Colorado insurers discount the policy for it, and it usually means the next hailstorm is a non-event instead of a claim. The one caveat: ask your agent whether your policy has a cosmetic damage exclusion that comes with the discount.
Will my homeowners insurance pay for a new roof?
For hail or wind damage, yes, minus your deductible. For a roof that is simply worn out from 20 years of sun, no. If a storm bruised shingles across most of the roof, that's a claim; if the south slope is bald and the north slope is fine, that's age. We'll tell you which before you call your insurer.
Do you replace roofs in winter?
Yes. Shingles seal fine on a sunny 45-degree day, which Fort Collins gets plenty of in January, and winter is often the fastest time to get on the schedule. What we avoid is installing under 40 degrees, when the adhesive strip won't activate until spring and a chinook can lift the tabs before it does.
Need roof work in Fort Collins?
Call for a free estimate. Mon–Sat 7am–7pm.