Roof rebuild basics

Season
Hail is most frequent in late spring and summer along the Front Range
Hidden layer
Roof decking is only fully visible once old shingles are stripped
Permit
Re-roofing generally needs a permit from the jurisdiction for your address
Paperwork
Colorado has specific rules for residential roofing contracts tied to insurance claims; read the cancellation terms

What the estimate often covers versus what can surface during tear-off

Usually written up front

  • Removal and replacement of shingles
  • Synthetic or felt underlayment
  • Drip edge and starter course
  • Ridge cap and standard roof vents
  • Debris removal and dumpster

Often found or added later

  • Soft, delaminated or gapped decking sheets
  • Ice barrier at eaves and valleys if required by code
  • Damaged skylights, chimney or wall flashing
  • Dented gutters, downspouts, window wraps and AC fins
  • Second layer of old shingles needing removal

Why tear-off day matters

Many Littleton-area homes have been re-roofed at least once since they were built, and some older houses had a second layer installed over the first. Neither the adjuster nor the roofer can see the decking until the roof is stripped. Decking that is water-stained, delaminated or spaced too widely for the new shingle may need to be replaced before the roof can be finished.

That decision is usually made on tear-off day, with the house open to the sky. Ask the roofer to photograph any decking replacement, count the sheets, and send that documentation to the adjuster the same day so a supplement can be considered. If the building inspector requires ice barrier, additional ventilation or other items, ask for the inspector's correction notice in writing.

Hail rarely hits only the roof. Gutters, siding, window screens, fence stain and the fins on outdoor air conditioning units are commonly damaged in the same storm. Walk the exterior with the adjuster and point these out, because the roof estimate alone will not include them.

Before you sign off on a new roof

  • Permit is posted or on record and the final inspection has passed
  • Photos of decking condition and any replaced sheets are in your file
  • Flashing at walls, chimneys and skylights was replaced or resealed as written
  • Attic vents and bath and kitchen exhaust caps are reconnected
  • Gutters are cleaned of granules and debris
  • Yard and driveway were swept with a magnet for nails
  • You have the shingle product name and color for future repairs

Common questions

Does every hail storm mean a new roof?
No. Damage depends on hail size, roof age and material. An adjuster inspects and decides whether repair or replacement is covered.

General information for Littleton, not a quote or professional advice. In an emergency, call 911.