How old is too old for a roof in Colorado Springs?

There's no single cutoff, but once a Colorado Springs roof is past about 10 years old, it's worth paying closer attention. That doesn't make it a bad roof. It means your homeowners insurance could cost more or cover less because of its age, and hail and sun here wear roofs faster than in many places. Some buyers mind that and some don't. Either way, I recommend getting the roof inspected so you know its actual condition and can make an informed decision.

Why 10 years is the number to watch

In my experience, anything over about 10 years is when a roof's age starts to matter. It's not that the roof is failing. It's that you, as the owner, need to be aware that insurance could be higher because of it. Some people it bothers, and some people it doesn't.

How long a roof actually lasts depends on the material and the weather it has seen. The Colorado Roofing Association, a membership association of Colorado roofing contractors, puts standard three-tab asphalt shingles at about 15 to 20 years in Colorado and architectural shingles at roughly 20 to 30, with impact-resistant shingles, metal, and tile lasting longer. Intense sun at altitude, big temperature swings, wind, and hail all shorten that.

How roof age affects your insurance

This is often the biggest practical reason roof age matters here. Hail drives a large share of homeowners insurance costs along the Front Range, so insurers look closely at roofs. As a roof gets older, depending on the company, you may see:

• a higher premium;
• coverage for the roof at actual cash value instead of replacement cost, which means an older roof is paid out at its depreciated value after a claim;
• a separate wind and hail deductible, often a percentage of your coverage rather than a flat amount;
• or, in some cases, a requirement to replace or inspect the roof before the insurer will write a new policy.

These terms vary a lot between companies, so ask your insurance agent specifically how the policy treats the roof's age and type, and whether it's covered at replacement cost or actual cash value. Get a quote on the specific house before your inspection deadline. Why homeowners insurance varies so much between Colorado Springs houses covers the deductible math.

How to find out a roof's real age

A listing or the seller may tell you the roof's age, but it's worth confirming:

• Permit records. Re-roofs in Colorado Springs and the rest of El Paso County are permitted through the Pikes Peak Regional Building Department, and its permit records can show when a roof was last replaced.
• Seller's records. Ask for the invoice, any warranty, and records of past insurance claims. Colorado's Seller's Property Disclosure asks about the roof and past hail damage.
• The roof itself. An inspector or roofer can tell you a lot about remaining life from the condition of the shingles, granule loss, and any hail bruising.

Get it inspected

The important thing is to get an inspection on the roof so you know its status and can make an informed decision. Your general home inspector will look at it, and a roofer can go further. Roofing companies will often inspect a roof for free.

A free inspection can still come with a sales pitch, so it's reasonable to get a second opinion before you act on a recommendation to replace. And in Colorado, a roofer can't legally pay or waive your insurance deductible. How serious hail damage is covers what a roofer may find after a storm.

If you're buying a home with an older roof

• Look at the inspection and the roofer's opinion of remaining life.
• Get an insurance quote on that house, and ask how its age affects coverage.
• On a VA or FHA loan, the appraiser checks that the roof keeps moisture out and has reasonable remaining life; VA minimum property requirements explains that standard.
• Decide whether to ask for a repair, a credit, or nothing, based on what you learned and the market.

If you're selling

An older roof isn't a reason to panic, but it's worth knowing where you stand before buyers do. Whether to replace your roof before selling walks through replacing it, getting a roof certification, or pricing it in.

What could change the answer

• The roofing material and its rated lifespan.
• Hail history and any past insurance claims.
• How a specific insurer treats roof age and type.
• A VA or FHA loan's property requirements.
• The roofer's or inspector's view of remaining life.

When to talk with a professional

Ask a home inspector and a licensed roofing contractor about the roof's condition and remaining life, and get a second opinion before a replacement. Talk with your insurance agent about how the roof's age affects your premium, deductible, and coverage. Your real estate agent can help you fit those checks into your contract deadlines and decide what to ask for.

Sources

• Colorado Roofing Association, How Long Should Your Roof Last in Colorado's Climate?: https://www.coloradoroofing.org/news/how-long-should-your-roof-last-in-colorados-climate
• Colorado Division of Insurance, Homeowners and HOA insurance toolkit: https://doi.colorado.gov/homeowners-hoainsurancetoolkit
• United Policyholders, Colorado Home Insurance Check Up: Questions to Ask Your Agent/Broker: https://uphelp.org/buying-tips/colorado-home-insurance-check-up-questions-toask-your-agent-broker/
• Pikes Peak Regional Building Department: https://www.pprbd.org
• Colorado Division of Real Estate, Seller's Property Disclosure: https://dre.colorado.gov/real-estate-broker-contracts-and-forms