The Front Range is one of the most hail-prone parts of the country, and the roof is often the most expensive thing hail damages. Knowing the roof's age and condition is one of the most valuable steps in a Colorado home purchase.
Why it matters
Hail season usually runs from spring through late summer, and a single storm can damage roofs, siding, windows and gutters across a whole neighborhood. Repeated storms are why roofs here often wear out faster than in gentler climates.
Check the roof before you buy
- Age and material. Ask how old the roof is and what it is made of. Asphalt shingles, tile, metal and synthetic materials all behave differently in hail.
- Get it inspected. A roofer can spot hail bruising and hidden wear that a general inspection might miss.
- Ask about claims. Find out whether the roof was repaired or replaced after a claim, and whether any damage remains unrepaired.
- Look for impact-resistant shingles. Some materials are rated to resist hail and may earn an insurance discount.
Insurance points to understand
- Percentage deductibles. Many Colorado policies set the wind and hail deductible as a percentage of the home's insured value, not a flat amount, which can mean a large out-of-pocket cost.
- Roof-age terms. Some insurers pay only the depreciated value for older roofs, or limit coverage based on roof age.
- Premiums have risen in recent years in many areas, so get quotes early, before you are under contract deadlines.
- Shop around and compare coverage and deductibles, not only price.
Practical tips
Keep records of roof work and permits, take dated photos of the roof and property, and after a storm document damage promptly before contacting your insurer. Be cautious with door-to-door contractors who appear after a storm.
General information only. Coverage varies by policy, so talk with an insurance professional.