Pass inspection with this Colorado Springs roof checklist

The Colorado Springs Home Seller’s Roof Checklist: Pass Inspection and Avoid Deal‑Killing Objections

Last updated: October 25th, 2025

Estimated reading time: ~10 minutes

Key Takeaways

Get a pre-listing roof evaluation to prevent buyer objections and costly concessions; it targets the seven most common inspection fails in the Pikes Peak region.
Typical deal-killers: hail-bruised shingles, missing drip edge, damaged flashing, brittle pipe boots, lifted shingles, exposed fasteners, and clogged gutters with hidden water damage.
Minor, isolated issues can often be resolved with certified repairs and photo documentation from a licensed roofer.
Full replacement is usually best if the roof is 10–15+ years old or has widespread hail/wind damage to avoid FHA/VA/conventional loan objections.
Use licensed, insured local contractors who follow PPRBD code to ensure compliance, warranties, and a smooth closing.

What Is a Home Seller’s Roof Checklist?

A home seller’s roof checklist is a proactive tool used to identify and address potential roofing issues before a property is listed for sale. It helps sellers in competitive markets like Colorado Springs, Briargate, and Broadmoor prevent inspection objections that could delay or terminate a real estate transaction.

Use this checklist to spot the most common red flags:

Hail-Bruised Shingles: Look for dents, cracks, or missing granules on shingles, especially after recent storms.
Damaged Flashing: Check the metal strips around chimneys, walls, and vents for rust, gaps, or loose sealant.
Brittle Pipe Boots: Inspect the rubber seals around vent pipes for cracking, splitting, or deterioration.
Lifted or Missing Shingles: Scan the roof for any shingles that are curling up, torn off, or have broken sealant tabs, which is common after high winds in Rockrimmon.
Missing Drip Edge: Ensure a metal edge is installed at the eaves and rakes to direct water into the gutters.
Exposed Fasteners: Check for nails that have backed out or were improperly driven, creating a path for water.
Clogged Gutters: Clean gutters and downspouts to ensure water is channeled away from the foundation and roofline.

Pro tip: A pre-listing roof check gives you control of the repair plan, budget, and timeline—not the buyer’s inspector.

How a Pre-Listing Roof Check Works

A pre-listing roof check protects your sale by tackling problems on your terms and timeline, not the buyer’s. It demonstrates transparency and care, giving potential buyers confidence in your property. Here’s how the process works.

Step 1: Professional Roof Evaluation

First, a qualified roofing contractor performs a thorough inspection of your entire roofing system. This is more than just a quick glance from the ground.

Who: A licensed and insured roofing professional.
What: The inspector will get on the roof to check shingles, flashing, pipe boots, vents, and gutters up close. They’ll also often inspect the attic for signs of leaks, inadequate ventilation, or structural issues.
Duration: 30–60 minutes.

Step 2: Review Findings & Recommendations

The contractor provides a detailed report, usually with photos, outlining the roof’s condition. This report is your roadmap for getting the property “sale-ready.”

Who: You, your real estate agent, and the roofing contractor.
What: The report will identify any of the seven common fails, like hail bruising or brittle pipe boots. The contractor will then recommend either specific repairs or, if the damage is extensive, a full replacement. They will explain when a simple repair letter might suffice versus when a replacement is the wiser investment.
Duration: 15–30 minute review.

Step 3: Schedule Repairs or Replacement

Based on the report, you decide the best course of action. Speed is often critical when a property is under contract.

Who: The roofing contractor’s scheduling and installation team.
What: For repairs, a crew can often fix issues like exposed fasteners or damaged flashing in a few hours. A full replacement is a multi-day process involving material delivery, tear-off of the old roof, installation of new underlayment and shingles, and thorough cleanup.
Duration: Repairs can take 1–4 hours. A full replacement typically takes 1–3 days, depending on the roof’s size and complexity.

Step 4: Document Everything

Proper documentation is crucial for reassuring buyers, inspectors, and lenders. It proves the work was done correctly by a professional.

Who: The roofing contractor provides the documentation to you.
What: You should receive a final invoice marked “paid,” a letter of certification for repairs, before-and-after photos, and copies of any manufacturer and workmanship warranties. This packet should be included in the home’s disclosure documents for potential buyers.
Duration: You should receive all documents within a week of project completion.

What Do Roof Repairs and Replacements Cost in Colorado Springs?

The cost to get your roof ready for sale depends entirely on its condition, size, and the materials you choose. A minor repair may only cost a few hundred dollars, while a full replacement is a significant investment that often boosts your home’s final sale price.

A simple repair for a few lifted shingles or a cracked pipe boot might range from $250 to $750. However, if a home inspector finds widespread hail damage or an aging roof, a full replacement is often required to secure financing for the buyer. A new asphalt shingle roof in Colorado Springs can range from $8,000 to $20,000+, while premium materials like composite shingles will be higher.

Warranties are a key selling point. It’s important to understand the two types:

Material Warranty: This is provided by the manufacturer and covers defects in the roofing products themselves. A “lifetime” warranty typically refers to the period a prorated amount can be claimed and may not be fully transferable. Always read the manufacturer’s specific terms.
Workmanship Warranty: This is provided by the roofing contractor and covers installation errors. This is arguably the more critical warranty, as most roof failures are due to improper installation, not product defects.

Material Comparison for Colorado Springs Homes

Material	Wind Rating (Typical)	Impact Class (Hail)	Typical Warranty	Typical Cost Range (per sq. ft. installed)
Architectural Asphalt	110-130 mph	Class 3 or 4	25-50 years (prorated)	$5 – $9
Standing Seam Metal	120-140 mph	Class 4	30-50 years	$10 – $18
Brava Composite Tile	Up to 188 mph	Class 4	50-year limited	$12 – $20

Data compiled from manufacturer specifications and industry cost estimators. Always get a detailed quote for your specific property. Wind ratings are based on proper installation according to manufacturer guidelines, such as those tested under ASTM D3161.

What Are the Local Roofing Rules in Colorado Springs?

Colorado Springs and the surrounding areas of El Paso County are governed by the Pikes Peak Regional Building Department (PPRBD). Understanding these local codes is essential, as out-of-compliance work will be flagged by a buyer’s home inspector and can jeopardize a sale.

A licensed roofing contractor should handle all permits and inspections for you. According to the PPRBD, a permit is required for any reroofing work that exceeds 100 square feet. This means that both major repairs and full replacements must be permitted to ensure they meet safety and installation standards based on the 2021 International Residential Code (IRC).

Key local considerations include:

Drip Edge: The IRC requires drip edge at all eaves and rakes to protect the underlying wood sheathing from water damage. Inspectors frequently cite missing drip edge as a defect.
Underlayment: Due to our climate, ice and water shield (a special waterproof underlayment) is often required at the eaves and in valleys to prevent damage from ice dams.
Contractor Licensing: Always verify your contractor is licensed with the PPRBD. You can check their status using the department’s online search tool. Working with an unlicensed contractor can void warranties and create liability issues during a sale.

When Should You NOT Just Make a Quick Fix?

While a simple repair can sometimes solve a problem, there are situations where a patch job is a costly mistake. Opting for a minimal fix can lead to bigger problems down the road or get rejected by the buyer’s lender, forcing you into last-minute concessions.

Avoid a simple repair in these scenarios:

Do not repair if the shingles are old and brittle. Trying to replace a few shingles on an old roof can cause surrounding shingles to crack, a problem known as “collateral damage.”
Do not patch a roof with widespread hail or wind damage. If more than 25-30% of the roof is damaged, most insurance carriers and building codes will lean toward a full replacement. A patchwork roof is a major red flag for buyers.
Do not perform unpermitted work. If the repair is over 100 square feet, it requires a permit in the Pikes Peak region. Unpermitted work can create title issues during the sale.
Do not ignore underlying decking damage. If the roof decking underneath the shingles is soft, spongy, or shows water stains, it must be replaced. Shingling over rotten wood is a code violation and a guaranteed inspection failure.
Do not use a roofer who suggests covering up damage. Hiding problems with caulk or mismatched shingles is unethical and will likely be discovered by the buyer’s inspector, destroying trust and killing the deal.

How Do You Handle an Insurance Claim During a Home Sale?

If a storm damages your roof while your home is on the market or under contract, you must act quickly. A storm damage claim doesn’t have to derail your sale if you follow a clear process and communicate openly with the buyer.

Here is the typical path for a storm damage claim:

Document Damage: Immediately take photos or videos of the damage from a safe location.
Verify Coverage: Review your homeowner’s insurance policy to understand your deductible and coverage for wind and hail.
File a Claim: Contact your insurance carrier to open a claim and get a claim number.
Schedule an Adjuster Visit: Your insurer will send an adjuster to inspect the damage. It is highly recommended to have your chosen roofing contractor present to ensure all damage is identified.
Review the Scope of Work: The adjuster will provide a report, or “scope,” detailing what they believe needs to be repaired or replaced. Your roofer can help you review this for accuracy and file supplements for any missed items.
Complete Repairs: Once the scope is agreed upon, your contractor will complete the work.
Manage Payments & Depreciation: The insurance company typically pays in two installments. The first check (Actual Cash Value) is issued upfront. The second (Recoverable Depreciation) is paid after the work is completed and you submit the final invoice.

How to Verify Your Insurance Coverage

Before you file a claim, pull up your policy declarations page and check these key items:

Policy Number: You’ll need this to file the claim.
Deductible Amount: This is the amount you pay out of pocket. It’s often a flat rate (e.g., $1,000) or a percentage of your home’s value (e.g., 1%).
Coverage A (Dwelling): This is the total coverage limit for your home’s structure.
Wind & Hail Coverage: Confirm this is included and note any separate, higher deductible that may apply.
Replacement Cost Value (RCV) vs. Actual Cash Value (ACV): RCV coverage is better, as it pays to replace your roof with new materials. ACV only pays what your old, depreciated roof was worth.
Claim Filing Deadline: Note the timeframe you have to report damage after a storm.

Disclaimer: This information is for educational purposes and is not legal or insurance advice. You should always verify coverage directly with your insurance carrier.

Why Choose Homestead Roofing for Your Pre-Listing Inspection

At Homestead Roofing Colorado Springs, we understand the urgency and financial importance of a real estate transaction. Our entire process is designed to give sellers and their agents peace of mind and help deals close smoothly in Security-Widefield, Briargate, and across the Front Range. We provide the speed, documentation, and quality that home sales demand.

We help you pass inspection and avoid deal-killing objections by offering:

Free, No-Obligation Pre-Listing Evaluations: We’ll identify potential issues before buyers do, giving you control over the timeline and budget.
Clear, Detailed Photo Reports: Our reports use high-resolution images to show you exactly what we see, making it easy to understand the health of your roof and share findings with buyers.
Quick Repair Scheduling: If you’re under contract with a tight deadline, we prioritize your project to get the work done fast without sacrificing quality.
Expert Insurance Claim Assistance: We work with all major insurance carriers and can meet your adjuster on-site to ensure a fair and complete assessment of any storm damage.
Premium Material Options: We install a wide range of materials, including high-performance Brava composite shingles that offer Class 4 impact resistance and an elevated look that can increase your home’s curb appeal.
Ironclad Warranties: We stand behind our work with a robust workmanship warranty, giving you and your buyer confidence for years to come. Explore our roof replacement services to learn more.

Glossary of Roofing Terms

Class 4 Impact Rating: The highest rating for roofing materials, signifying resistance to damage from a 2-inch steel ball dropped from 20 feet. This test, UL 2218, simulates the impact of large hail.
Drip Edge: A piece of non-corrosive metal installed along the edges of a roof (eaves and rakes) to direct water runoff into the gutters.
Flashing: Pieces of metal used to prevent water from seeping into junctions, such as where a chimney meets the roof or where a wall intersects a roofline.
Ice & Water Shield: A self-adhering waterproof membrane installed under shingles in vulnerable areas (like eaves and valleys) to protect against ice dams and wind-driven rain.
O&P (Overhead and Profit): A line item in insurance claim estimates, typically 10% for overhead and 10% for profit, added by the insurance carrier to account for a general contractor’s operating costs on complex jobs.
Pipe Boot: A pre-formed flashing piece, usually made of rubber or metal, that seals the area where a vent pipe penetrates the roof.
Underlayment: A layer of water-resistant material, such as synthetic felt, that is placed between the roof deck (the wood sheathing) and the shingles as a secondary barrier against moisture.

Get Your Roof Sale-Ready Today

Don’t let a roofing issue put your home sale at risk. A proactive evaluation from Homestead Roofing Colorado Springs gives you the clarity and confidence to list your home, pass inspection, and close your deal without last-minute drama.

Schedule Your Free Pre-Listing Roof Evaluation

Our expert team will provide a comprehensive assessment and a detailed photo report you can share with your agent and potential buyers. Protect your investment and your timeline.

If you only do 3 things…

Walk Your Property: From the ground, look for any obvious signs of damage like missing shingles or clogged gutters.
Check Your Attic: Safely look inside your attic for any water stains on the underside of the roof deck or signs of poor ventilation.
Call a Professional: Schedule a free, no-obligation inspection to get an expert assessment before you list your home.

Frequently Asked Questions

How long does a roof replacement take?

A typical roof replacement on an average-sized home in Colorado Springs takes 1 to 3 days from start to finish. Day one usually involves delivering materials and tearing off the old roof. Day two is for installation and detailed cleanup. The timeline can be affected by weather, roof complexity, and the inspection schedule with the Pikes Peak Regional Building Department.

Is a Class 4 impact-resistant roof worth the cost?

For homeowners in the “hail alley” of Colorado Springs, a Class 4 impact-resistant roof is often a wise investment. These shingles are tested to withstand impacts from hailstones up to 2 inches in diameter, per the UL 2218 standard. Many insurance carriers offer significant discounts on homeowner’s premiums for installing a Class 4 roof, which can help offset the higher initial cost over time.

Can I just repair my roof instead of replacing it before selling?

You can opt for a repair if the damage is isolated, the rest of the roof is in good condition, and the shingles are not too old or brittle. A licensed roofer can perform the repair and provide a “roof certification” letter. However, if the damage is widespread or the roof is nearing the end of its service life, buyers’ lenders (especially FHA/VA) may require a full replacement.

What is a roof certification letter?

A roof certification letter is a document provided by a licensed roofing company stating that the roof has been inspected, is free of defects, and is expected to remain functional for a specific period, typically 2 to 5 years. This is often used to satisfy lender requirements when a roof is older but still in good condition, or after minor repairs have been completed.

Do I need a permit for roof repairs in Colorado Springs?

Yes, the Pikes Peak Regional Building Department requires a permit for any reroofing work that affects more than one square (100 square feet) of your roof. This applies to both large repairs and full replacements. A reputable, licensed contractor will pull the necessary permits as part of their service.

Will a new roof increase my home’s value?

While a new roof might not return 100% of its cost at resale, it is a powerful selling feature that can significantly increase your home’s marketability and final sale price. It eliminates a major objection for buyers, makes the home easier to insure, and boosts curb appeal. A new, warrantied roof provides peace of mind that buyers are willing to pay for.