Roofs that Survive the Rockies — what I’m seeing (and what I’m advising homeowners to do)
Colorado’s hail + snow combo is pushing roof conversations earlier in the buying/selling process—because insurance is tighter, premiums are touchier, and roof condition is no longer a “we’ll deal with it later” item. The state is even talking publicly about hail-fortified roofs as a way to reduce costs.
If you’re updating a roof (or negotiating one), three things matter most:
Class-4 materials: Impact-resistant shingles (or certain metal systems) can reduce hail damage and sometimes help on insurance—BUT only if you can prove what was installed. Save the invoice, product spec sheet, and permit.
Snow retention: Snow guards aren’t just a mountain-home thing. If you’ve got steep pitches, walkways, solar, or a busy front entry, controlled shedding beats surprise avalanches.
Warranty gotchas: Most “lifetime” warranties assume proper ventilation, correct underlayment, and qualified installation. Miss one, and the paperwork gets ugly fast.
Call a roofer when: you have an active leak, missing shingles, flashing damage, or visible decking/soft spots.
Call your insurer when: you had a specific hail/wind event and you can document it (photos, dates, neighbors impacted). File clean, factual, and fast.
Market pulse for context: 30-year fixed averaged 6.01% (Feb 19, 2026). Denver’s median sale price was about $570K with ~69 days on market (Jan 2026).
—Andy | Vail Peak Realty
#DenverRealEstate #HomeInsurance #HomeMaintenance #Colorado #Hail
