What to know before you start
Roof bids are hard to compare. One roofer includes new flashing and vents, another assumes the old ones stay, and a third leaves rotten decking out of the price until the shingles are off.
DougCO Builds starts with one visit. Our estimator measures the roof, photographs the flashing, vents and problem spots, and writes it all into a line-by-line scope we call the True Bid. Vetted local roofers bid on that same scope, and your phone number stays private until you pick one.
What the job includes
- Tear-off of the old roofing down to the deck
- Replacement of rotten or damaged decking found during tear-off
- Underlayment, with ice and water barrier at the eaves and valleys
- New drip edge and flashing at walls, chimneys and skylights
- Ridge and intake vents sized to the attic
- New pipe boots and sealed roof penetrations
- The shingle, metal or tile roof you choose
- A magnetic sweep for nails and full cleanup of the yard
What we scope
Asphalt shingle roofs
Architectural shingles cover most Douglas County neighborhoods and are the simplest roof to repair.
Impact-resistant roofs
Shingles rated Class 4 under UL 2218 are built to take hail better than standard shingles. Some insurers offer a discount for them.
Metal roofs
Standing seam and stone-coated steel, used on whole houses or on porches and accent areas.
Tile and synthetic roofs
Concrete tile and synthetic slate or shake. Switching to tile can mean checking that the framing will carry the extra weight.
Low-slope roofs
Membrane roofs for porches, additions and flat sections where shingles won't shed water.
What drives the cost
Every project is different, so your True Bid prices yours line by line after the site visit. These are the things that move the price most.
- Size and pitch
- A bigger roof takes more material, and a steep one slows the crew and calls for more safety equipment.
- Layers to remove
- Each layer of old roofing adds tear-off labor and dump fees.
- Decking condition
- Soft or rotten sheathing has to be replaced before new roofing goes down. Nobody knows how much until the old roof is off.
- Material
- Standard architectural shingles cost the least. Impact-resistant shingles, metal and tile cost more to buy and often to install.
- Roof complexity
- Valleys, dormers, skylights and chimneys all need flashing and hand work.
- Ventilation fixes
- An attic that can't breathe may need new intake or ridge vents as part of the job.
Permits and HOAs in Douglas County
Re-roofing usually requires a permit in Douglas County. Castle Rock, Parker, Lone Tree, Castle Pines and Larkspur run their own building departments. Unincorporated areas, including Highlands Ranch, Franktown and Sedalia, go through Douglas County's Building Division. Your contractor pulls the permit, and an inspector may check the work along the way.
Castle Rock adopted the 2025 Colorado Wildfire Resiliency Code effective July 1, 2026. Depending on a property's wildfire risk rating, it can add requirements for roofs. Other jurisdictions may have similar rules, so check locally. Most HOAs also review roofing material and color before work starts. We note all of it in the scope.
Built for Douglas County
Hail is the big story for Front Range roofs. One storm can bruise shingles, crack tiles and dent vents across a whole neighborhood. Wind lifts loose shingles, and freeze-thaw works water into any gap in the flashing.
The sun at our altitude is hard on roofs too. UV breaks down shingles and sealants faster on south and west slopes. After a big storm, out-of-town crews often knock on doors. A written scope and a local contractor who will still be here next year are the best protection.
How DougCO Builds runs your project
- Tell us about itSend the basics through the project form. We call to set up a site visit.
- One site visitOur estimator measures, photographs what's there and talks through what you want.
- Your True BidYou get a written, line-by-line scope and a budget before any contractor sees the job.
- Contractors bid on the same scopeVetted local contractors bid without your contact details. You compare the bids side by side.
- We manage it with youWe check insurance and licensing before work starts, then walk the job at milestones and at the finish.
Questions to ask before you hire
- Is a full tear-off included, and how many layers are coming off?
- How will damaged decking be priced if you find it?
- What underlayment and ice barrier will you use, and where?
- What do the manufacturer warranty and your workmanship warranty each cover?
- Who pulls the permit, and how will you protect the yard and clean up nails?
Roofing questions
Do I need a permit to replace my roof in Douglas County?
Usually, yes. Re-roofing typically requires a permit from your town's building department, or from Douglas County's Building Division in unincorporated areas like Highlands Ranch. Your contractor pulls it, and we note it in the scope.
Are impact-resistant shingles worth it here?
They are built to take hail better than standard shingles, and some insurers offer a premium discount for Class 4 roofs. Call your insurer before you decide. We can scope both so you can compare.
Can you help with a hail claim?
Our estimator writes the True Bid from what is on your roof, and you can set it beside the adjuster's estimate to see where they differ. The claim itself stays between you and your insurer. Colorado law bars roofers from paying or waiving your deductible, so be wary of anyone who offers.
Can new shingles go over my old roof?
Building codes limit when new shingles can go over old ones. A tear-off lets the crew check the decking, replace the flashing and install a proper ice barrier.
