Two houses on the same street can get very different roof quotes. The price depends on the roof itself, not just the square footage of the house. Here's what drives the number, so you can read a quote and know what you're paying for.
1. Roof Size
Roofers measure in "squares." One square is 100 square feet of roof. A roof's area is larger than the home's floor area because of slopes and overhangs.
2. Pitch
Steep roofs take longer, need more safety gear, and are harder to work on. The steeper the roof, the higher the labor cost.
3. Complexity
Valleys, dormers, skylights, chimneys, and multiple roof levels all add flashing and cutting. A simple two-slope roof costs less than one with many angles.
4. Tear-Off
The old roof has to come off and be hauled away. More layers means more labor and more disposal.
5. Decking Repairs
Once the shingles are off, rotted or damaged plywood underneath has to be replaced. No one can see this until tear-off, so quotes often list it as a per-sheet price.
6. Materials
Architectural shingles, impact-resistant shingles, metal, and tile all differ in price. At Condor, Class 4 IKO Nordic shingles and Ice & Water Shield in valleys and eaves are included on every roof at no extra charge.
7. Ventilation and Code Upgrades
Current building codes may require items your old roof didn't have, like drip edge or more attic ventilation. These are part of doing the job right.
8. Permits and Local Rules
Most Colorado cities and counties require a permit to replace a roof. Homes in wildfire zones may need fire-rated materials, metal flashing, and ember-resistant vents.
9. Extras
Solar panels have to be removed and reset during replacement. Gutter replacement, skylight swaps, and chimney work add cost too.
How to Compare Quotes
- Make sure each quote covers the same materials, underlayment, and ventilation.
- Look for a per-sheet price for decking repairs.
- Check the warranty on both materials and workmanship.
- Be wary of a quote far below the others. Something is usually missing.
Get a Straight Price
We'll measure your roof, tell you what it needs, and give you one clear price with every line item explained. Call 303-900-2184.