Roof Replacement
Certified Roof Replacement Broomfield Experts
Certified Roof Replacement Broomfield Experts
Roof replacement in Broomfield is one of the biggest home improvement investments you’ll make, and Colorado’s brutal climate means choosing the right contractor matters more here than in milder regions. Your roof takes constant abuse from hail storms that pound the Front Range April through September, UV exposure at high altitude that degrades materials faster, temperature swings that expand and contract everything, and Chinook winds that test every fastener. When your roof reaches the end of its life, proper replacement with quality materials and expert installation protects your home for the next 20-30 years.
Rebecca and Jeff Stakes personally oversee every roof replacement because they know shortcuts today become leak calls in five years. Most national chains subcontract to crews they’ve never met. We’re local to Broomfield and Westminster, with our office 500 feet from the Westminster border. When you call us in three years with a question, we’ll still be here.
Why Replace Your Roof
Replace your roof when shingles are curling, cracking, or losing granules across most of the roof surface, you’ve had multiple leaks in different areas over recent years, your attic shows daylight through gaps in decking, energy bills are climbing because ventilation and insulation are compromised, or storm damage is extensive enough that insurance will cover replacement. One leak means repair. Five leaks across different sections in two years means your roof is done.
Hail damage triggers many roof replacements in Broomfield. After severe storms sweep through neighborhoods along the Highway 36 corridor, Midway Boulevard, or near Paul Derda Recreation Center, insurance adjusters inspect thousands of roofs. If damage meets their threshold for replacement, you’re getting a complete new roof for the cost of your deductible. We handle insurance claims from documentation through installation.
Age alone doesn’t determine replacement need. We’ve seen 18-year-old roofs near Legacy High School failing because they were installed incorrectly with poor ventilation. We’ve also inspected 28-year-old roofs in Northmoor Estates still performing adequately because quality materials were installed properly. Colorado’s climate accelerates aging, but installation quality and ventilation affect lifespan more than most homeowners realize.
Selling your home? New roofs provide excellent return on investment. Real estate agents throughout Broomfield Heights, Aspen Creek, and Willow Run consistently tell us homes with new roofs sell faster and at higher prices. Buyers don’t want to inherit someone else’s roofing problems. A new roof with transferable warranty is a powerful selling point.
Our Roof Replacement Process
Our roof replacement process in Broomfield starts with detailed inspection and accurate estimates. We climb on your roof, check decking condition, assess ventilation, measure square footage, and document any structural concerns. We explain material options with samples you can see and touch. We provide written estimates that break down materials, labor, disposal, and timeline.
We schedule work when weather cooperates. Spring through fall is ideal for roof replacement in Colorado. We can work during winter warm stretches if temperatures stay above freezing for proper adhesive sealing. Most residential roof replacements take 1-3 days depending on home size and complexity. A simple ranch might be done in one long day. A two-story with multiple valleys and complex architecture takes 2-3 days.
We protect your property throughout the project. We use tarps to cover landscaping, move vehicles away from work areas, and use magnetic rollers to collect nails from driveways and yards. Roof replacement is loud and disruptive for a few days, but we work efficiently to minimize inconvenience.
Complete tear-off comes first. We remove old shingles down to bare decking so we can inspect the roof structure. If we find rotten decking, damaged rafters, or structural issues, we document everything with photos and discuss repairs before proceeding. Putting new shingles over rotten plywood just means failures within months. We replace damaged decking with new plywood or OSB rated for roofing applications.
We install proper underlayment over the entire roof deck. Synthetic underlayment provides superior moisture protection compared to old felt paper. Ice and water shield goes in valleys, around chimneys and skylights, and along eaves where ice dams form. This waterproof barrier is your second line of defense if shingles fail.
Ventilation matters more than most contractors acknowledge. We install or upgrade ridge vents, soffit vents, and ensure proper airflow through attic spaces. Inadequate ventilation causes premature shingle failure, ice dams in winter, and excessive attic heat in summer. We’ve torn off roofs on newer homes throughout McKay Landing and Brandywine where contractors skipped proper ventilation, causing failures after just 12-15 years.
New shingles go on following manufacturer specifications exactly. Owens Corning has specific nailing patterns, starter course requirements, and valley details. We follow them precisely because that’s what warranties require. Shortcuts void warranties and cause premature failures. We’ve been trained by Owens Corning and know their systems.
Flashing around chimneys, skylights, and wall intersections gets replaced or upgraded. We don’t reuse old flashing that’s corroded or damaged. Proper flashing installation prevents the majority of roof leaks. Final cleanup includes magnetic nail sweeps, debris removal, and walkthrough inspection with you.
Roof Replacement Cost Factors
Roof replacement cost in Broomfield varies based on size, pitch, complexity, and materials. As a rough guide, expect $5,000-$8,000 for a small ranch home, $8,000-$15,000 for typical two-story homes, and $15,000-$30,000+ for large or complex roofs. These are installed prices using quality asphalt shingles and include complete tear-off, disposal, new underlayment, and proper flashing.
Roof pitch affects labor costs. Steep roofs require more safety equipment and take longer to work on. Homes with 8:12 or steeper pitch cost more per square than gentle 4:12 pitch roofs. Multiple stories add costs because materials need lifting to higher levels. Accessibility matters too. Homes with tight side yards or obstacles limiting equipment access cost more than homes with easy access on all sides.
Material choice drives significant cost differences. Three-tab asphalt shingles are cheapest but least durable. Architectural shingles like Owens Corning Duration cost more but last longer and look better. Designer shingles, metal roofing, or tile dramatically increase costs but provide specific benefits. We discuss all options with pricing so you can make informed decisions.
Decking repairs add costs if we find rot or damage during tear-off. We can’t predict what’s under your old shingles until we remove them. Most roofs need some decking replacement, typically $75-$150 per 4×8 sheet including materials and labor. Extensive rot from long-term leaks can add thousands to project costs.
Insurance claims change the financial picture completely. If storm damage is covered and your deductible is $2,500, you might get a $12,000 roof for $2,500 out of pocket. We help document damage, work with adjusters, and ensure estimates cover appropriate scope. After hail storms hit areas near Flatiron Crossing, along 120th Avenue, or throughout Westminster neighborhoods, we handle dozens of insurance-covered replacements.
Roofing Materials We Install
Roofing materials we install in Broomfield include asphalt shingles, metal roofing, and tile, with asphalt shingles representing 85% of our residential work. Each material has different performance characteristics, costs, and aesthetics.
Metal roofing lasts 40-50+ years and provides superior hail resistance. Standing seam metal deflects hail impacts that would crack shingles. Metal handles snow shedding better than shingles, which matters in areas that get heavy snow. The downside is cost. Metal runs 2-3 times the price of quality shingles. It also requires specialized installation skills. We install metal roofing but recommend it primarily for customers prioritizing longevity over upfront cost or dealing with chronic hail damage in exposed locations.
Tile roofing offers 50+ year lifespan and excellent fire resistance. Concrete or clay tile handles Colorado weather well. The challenges are weight, which requires structural verification, and cost, which exceeds metal roofing. Tile makes sense for specific architectural styles or customers wanting maximum longevity. We’ve installed tile roofs on custom homes in Broomfield Country Club and high-end properties throughout both cities.
Synthetic slate and composite materials provide alternatives to traditional materials with specific benefits. We discuss all options during estimates based on your home’s characteristics, budget, and priorities.
Financing Options
Financing options for roof replacement help when paying cash isn’t feasible or you prefer preserving savings for other purposes. We work with financing companies offering plans for qualified homeowners. Terms vary based on credit approval, but options typically include 12-18 month zero-interest promotional periods if paid in full before the period ends, or fixed-rate loans for 3-10 years with monthly payments.
Zero-interest promotions work well if you can pay off the balance within the promotional period. Miss the deadline and deferred interest gets charged retroactively. Fixed-rate loans provide predictable monthly payments. A $12,000 roof financed at 7.99% for 5 years costs about $240/month. Total interest paid over 5 years is roughly $2,400, but you spread costs over time instead of depleting savings immediately.
Home equity lines of credit often provide lower rates than contractor financing if you have available equity. Cash-out refinancing can roll roof replacement into your mortgage at mortgage rates, though closing costs might exceed savings unless you’re refinancing anyway. Some homeowners use rewards credit cards and pay them off quickly to earn points or miles, but only if you can avoid interest charges.
We provide financing information during estimates. Application is simple and approval usually happens within minutes. If you’re planning roof replacement and cash isn’t readily available, financing makes the project feasible without waiting years to save up.
Warranty Information
Warranty information for roof replacement in Broomfield includes both manufacturer warranties on materials and workmanship warranties from us as the installer. Understanding what’s covered and for how long protects your investment.
Owens Corning Duration shingles come with limited lifetime warranties on materials, which in practice means 50+ years for the first owner. Coverage is non-prorated for the first 10 years, meaning full replacement value if shingles fail. After 10 years, coverage becomes prorated based on remaining expected life. Wind warranties cover wind damage up to 130 mph for Duration shingles when installed per specifications.
As Owens Corning Preferred contractors, we can offer extended warranty options that basic contractors can’t provide. Preferred contractor warranties include longer coverage periods and more comprehensive terms. We explain warranty differences during estimates so you understand exactly what you’re getting.
Our workmanship warranty covers installation defects for 5 years. If leaks develop from installation errors like improper flashing, incorrect nailing patterns, or ventilation problems, we fix them at no charge. This protects you from contractor mistakes. Material warranties only cover product failures, not installation issues. You need both.
Warranties require proper maintenance. They don’t cover damage from neglect, alterations by other contractors, or acts of nature beyond specified limits. Keep gutters clean, inspect flashing annually, address minor issues promptly. Simple maintenance protects warranty coverage and extends roof life.
Why Choose ATS Exteriors for Roof Replacement
Most roofing contractors can tear off shingles and nail new ones down. We’re different because we’re Owens Corning Preferred, which means we’ve met their installation standards and quality requirements. We’ve completed significant volume, maintained customer satisfaction scores, and demonstrated technical competence. These aren’t just badges. They’re extended warranty options and manufacturer backing.
Rebecca and Jeff Stakes are involved in every roof replacement. You won’t get handed to crews you never met. You won’t deal with salespeople who disappear after contracts are signed. When you call us, you talk to the people who actually do the work or directly supervise it.
We’ve replaced roofs throughout The Ranch, Walnut Grove, Westminster Hills, The Farm, Hyland Greens, Cotton Creek, and Countryside in Westminster. We’ve worked from homes near Standley Lake Regional Park to properties along Sheridan Parkway in Broomfield. We know the housing stock, typical problems, and roofing challenges specific to both cities.
We’re local with our office 500 feet from the Westminster border. We’re not driving from Denver or Fort Collins. We’re your neighbors serving neighbors. That proximity matters for project management, quick responses to questions, and long-term accountability when you need service years from now.
Ready for Your New Roof?
Your satisfaction is guaranteed. If you’re not happy, we’ll make it right.
Midway Boulevard Corridor
Highway 36 Access
Broomfield Community Park
Arista Development
Rock Creek Farm
Westminster Promenade
Heritage Golf Course
Walnut Creek Golf
Federal Boulevard
Coal Creek Canyon
Highlands Neighborhood
Sloan’s Lake District
Coal Creek Canyon
Broomfield Insurance Claim Inspection Questions Answered
Questions & Answers
Most roof replacements in Broomfield take 1-3 days depending on home size, complexity, and weather. A simple ranch home can be completed in one long day if everything goes smoothly. A typical two-story home takes 2 days. Complex roofs with multiple valleys, steep pitch, or intricate architecture take 3 days or occasionally longer. Weather affects timelines. We can’t install roofing in rain, snow, or when surfaces are wet. Colorado’s unpredictable weather means a project scheduled for 2 days might stretch to 4 if storms delay work. We monitor forecasts and schedule work when weather looks favorable. Spring and fall offer most predictable conditions. Summer afternoon thunderstorms can pause work temporarily. Winter is possible during warm stretches but less reliable. Your home is protected overnight if work spans multiple days. We tarp any exposed areas and secure everything before leaving. The process is loud and disruptive while we’re working, but it’s temporary. Most homeowners are surprised how quickly complete transformation happens.
Replacing roof and gutters together makes sense if your gutters are old, damaged, or improperly installed. The advantage is that we can properly integrate new gutters with roof edge details, install drip edge correctly, and ensure water flows away from your home effectively. If gutters are relatively new and functioning well, there’s no reason to replace them just because you’re doing the roof. We work around existing gutters that are in good condition. If your gutters are original to a 20-year-old roof, they’re probably due for replacement anyway. Old gutters often have hidden problems like improper pitch, inadequate downspouts, or loose fasteners. Replacing everything at once means one disruption period and eliminates coordination issues between trades. Gutters attach to fascia boards at roof edges. If fascia is rotted from gutter overflow, we need to replace it during roofing anyway. New gutters going on rotted fascia fail quickly. Bundling roof and gutter work often provides better overall value than separate projects. We can evaluate gutter condition during roof inspection and recommend whether replacement makes sense for your situation. We also deal with all permit in Broomfield and surrounding.
Yes, we almost always find some problems under old shingles during tear-off. The most common issues are rotted or damaged decking from previous leaks, inadequate or damaged ventilation, missing or improperly installed flashing, and deteriorated underlayment. We can’t see these problems until we remove old shingles. Most roofs need at least a few sheets of decking replaced, typically where previous leaks occurred around valleys, chimneys, or damaged areas. Sometimes we find widespread rot from long-term moisture problems that homeowners didn’t know existed. Ventilation problems are extremely common. We’ve torn off roofs where contractors installed zero ridge vents or blocked soffit vents with insulation. Poor ventilation causes premature shingle failure and ice dams. Flashing problems appear frequently. We find caulk used where proper metal flashing should have been installed, corroded flashing that’s rusted through, or missing flashing entirely. We document everything with photos and discuss necessary repairs before proceeding. Some items are optional upgrades like ventilation improvements. Others are necessary repairs like replacing rotted decking. We never do surprise work without your approval. Unexpected repairs add costs, but fixing underlying problems correctly means your new roof lasts its full expected lifespan instead of failing prematurely.
Roof decking replacement in Broomfield costs $75-$150 per 4×8 sheet including materials and labor. That includes removing damaged plywood or OSB, installing new decking rated for roofing applications, and securing it properly to rafters. A single sheet covers 32 square feet. If we need to replace 5 sheets during your roof replacement, add $375-$750 to the project cost. Most roofs need some decking replacement, typically 3-10 sheets in areas where previous leaks occurred. Extensive rot from long-term leaks can require 20+ sheets, adding $1,500-$3,000 or more to costs. We price decking replacement separately from base roofing costs because we can’t predict what’s under your old shingles until we remove them. Some roofs have perfect decking throughout. Others have significant rot. The condition depends on leak history, ventilation quality, and previous installation workmanship. Insurance claims typically cover decking replacement when storm damage is the reason for replacement. Adjusters include decking repairs in their estimates. For roofs replaced due to age rather than storm damage, decking costs come out of pocket. We identify damaged areas as we tear off and get approval before replacing decking. You’ll know costs before work proceeds.
Matching your neighbor’s roof for insurance consistency makes sense in neighborhoods with HOA requirements or where identical homes were built together. We can install the same shingle brand, style, and color your neighbors used if those products are still available. Manufacturers update product lines periodically, so exact matches aren’t always possible for older installations. If your neighbor’s roof was installed 5+ years ago, the specific shingle might be discontinued or reformulated. We can usually find close alternatives that meet HOA requirements. Bring HOA guidelines or photos of approved roofs to your estimate. We’ll confirm our proposed materials comply before you commit. If several neighbors are getting insurance-covered replacements after the same hail storm, coordinating installations sometimes provides volume discounts on materials. We’ve done neighborhood projects where multiple homeowners on the same street replaced roofs simultaneously after storm damage. Group coordination doesn’t always work with schedules and insurance timelines, but when it does, everyone benefits. Insurance companies don’t require you to match neighbors. They care about quality equivalent materials, not exact color matching to surrounding homes. Choose roofing that works for your house and budget.
Yes, we handle insurance claim documentation and adjuster coordination at no charge when you hire us for the roof replacement. We provide free inspections after storms, document all damage with high-resolution photos, meet with insurance adjusters at your property to ensure they don’t miss damage, review adjuster estimates line-by-line to verify accuracy, write supplements if the initial estimate undercounts damage, and answer insurance company questions about our estimates. We don’t charge for claim assistance because properly documented claims at full value benefit everyone. If your estimate is too low, we either eat the difference or argue with you about costs. Neither works. Getting it right from the start makes projects go smoothly. We’ve worked with every major insurance carrier operating in Colorado. We know their processes, typical claim timelines, and common denial tactics. Some adjusters are fair and thorough. Others rush inspections and lowball estimates. Having us present during adjuster visits ensures damage gets documented correctly. We speak insurance language. We know Xactimate estimating software. We understand what adjusters look for. After major hail storms, we handle dozens of insurance claims simultaneously. We’re efficient at moving claims through approval to installation.
The best time to replace roofs in Colorado is late spring through early fall, roughly May through October, when weather is most predictable and temperatures support proper shingle sealing. Asphalt shingles need warmth to seal correctly. The adhesive strips bond best when temperatures are above 45-50°F. Summer provides ideal conditions but also brings afternoon thunderstorms that can delay work. Spring and fall offer cooler temperatures for workers and fewer weather delays. We can replace roofs during winter warm stretches when temperatures stay above freezing for several consecutive days. Colorado often provides 50-60°F days even in January during warm spells. Winter roofing is possible but less predictable. Snow, ice, and cold temperatures create delays. Some manufacturers won’t warranty installations done below certain temperatures unless special procedures are followed. If your roof is failing and causing leaks, don’t wait for perfect weather. We’ll get it done safely whenever conditions allow. If you’re planning replacement and have flexibility, schedule for spring or fall when weather is most cooperative. Avoid waiting until you have active leaks because emergency repairs cost more than planned replacements.
You need complete replacement instead of repairs when your roof is over 18-20 years old with multiple problem areas, you’ve had several leaks in different locations over recent years, shingles are curling, cracking, or losing granules across most of the roof, inspection shows widespread damage from hail or wind affecting multiple elevations, or repair costs approach 40-50% of replacement cost. Repairs make sense when damage is isolated to a small area, your roof is under 15 years old with years of useful life remaining, you’re dealing with a specific failure like flashing around one chimney, or repair costs are significantly less than replacement. The gray area is roofs 15-20 years old where you need honest assessment. Sometimes strategic repairs buy another 5 years before replacement becomes necessary. Sometimes patching problems on an aging roof just means more failures next season. We inspect your entire roof and give honest recommendations. If your roof needs replacement, we’ll explain why. If repairs will work, we’ll tell you that too. We’d rather repair your roof correctly and have you hire us for replacement years from now than push replacement when it’s not needed. Most contractors default to recommending replacement because that’s where the money is. We build long-term customer relationships, not one-time transactions.
Roofing warranties should include both manufacturer warranties on materials and workmanship warranties from your contractor. Manufacturer warranties for quality shingles like Owens Corning Duration provide limited lifetime coverage, which translates to 50+ years for original owners. Coverage is typically non-prorated for 10-15 years, meaning full replacement value if materials fail during that period. After the non-prorated period, coverage becomes prorated based on remaining expected life. Wind warranties cover damage up to specified speeds, usually 110-130 mph for architectural shingles when properly installed. Contractor workmanship warranties should cover installation defects for at least 2-5 years. Our 5-year workmanship warranty covers leaks from installation errors, improper flashing, incorrect nailing patterns, or ventilation problems. Material warranties don’t cover installation mistakes, so contractor warranty is critical. Extended warranties are available through programs like Owens Corning’s System Warranty, which covers entire roofing system including underlayment, ventilation, and accessories when installed by Preferred contractors. These extended warranties provide 25-50 year coverage with longer non-prorated periods. Get all warranty information in writing. Understand what’s covered, what’s excluded, and what maintenance is required. Warranties typically don’t cover damage from neglect, alterations by others, or acts beyond specified limits.
Yes, we can complete roof replacement while you’re not home. Most of our customers continue normal routines during roofing projects. The work happens entirely outside. We don’t need interior access except occasionally to check attics for leak sources or ventilation issues. We can arrange that access when you’re available rather than requiring you to stay home all day. We arrive early, typically 7:30-8:00 AM, and work until completion each day, usually 4:00-5:00 PM. Your home is secure throughout the project. We don’t need doors unlocked or access to interior spaces during active work. If you have pets, just make sure they’re secured inside or in backyards so they don’t escape when gates are open for material access. Tell us about any special security concerns, alarm systems, or access codes we need to know. We’ll coordinate with you on start date and notify you when we’re arriving each day. Final walkthrough happens when you’re available. We inspect completed work together, answer questions, and ensure you’re completely satisfied before final payment. Many customers leave for work and come home to completed roofs. Just make sure vehicles are moved from driveways so we have room for dumpsters and material staging.
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