Contractor’s Corner

Know When to Act, What to Look For, and Who to Trust

As a homeowner in Colorado, your roof faces unique challenges ranging from hailstorms and heavy snow to strong winds and intense sun exposure. And Rocky Mountain Roofing & Exteriors understands the roof damage that these conditions often cause and the stress that comes with getting that damage repaired. So whether you’re wondering if your roof needs to be replaced, which contractor to trust, or are trying to make sense of your insurance paperwork, this guide will walk you through everything you need to know.

1. Does Your Roof Need to Be Replaced?

Not every issue requires a full replacement—but some signs shouldn’t be ignored:

• Dark spots or impact marks from hail: This is a sign of hail damage and will typically be widespread across the roof. Hail can also damage the other surfaces of your home, such as gutters and downspouts, screens, windows, paint, and siding. Signs of hail damage on other surfaces are another good indicator that your roof may need to be inspected.
• Missing, torn, or cracked shingles: This allows water to leak under your roof and, if left unaddressed, can cause structural issues, water damage, and mold growth that can reach the interior of your home.
• Granule loss: When this happens, you will likely find loose granules in your gutters and downspouts. Your roof’s shingles will also be duller in color or beginning to fall apart.
• Sagging areas: If you see noticeable sagging or dips in your roof, there is a structural issue that should be addressed expeditiously.
• Interior water stains: This is a clear indicator of roof damage and means that water has infiltrated the interior of your home.

Any of these issues could indicate damage that warrants a roof replacement. If you notice any of these problems, schedule a roof inspection with us. We will be able to assess the damage and determine if a replacement is warranted. If it is, we will keep you informed throughout the process.

The age of your roof also matters in these scenarios. Asphalt shingle roofs typically last 15-30 years, and once your roof reaches the 15-year mark, it is more vulnerable to damage. After this milestone, if your home experiences severe weather, a professional inspection is highly recommended, even if there is no visible damage.

2. Understanding Insurance Paperwork

If you’ve filed a claim for storm damage repair, here’s how to make sense of your insurance documents.

Key Terms You’ll See:

• RCV (Replacement Cost Value): What it costs to replace your roof at today’s rates.
• ACV (Actual Cash Value): The depreciated value of your roof.
• Deductible: The amount you’re responsible for paying out of pocket.
• Depreciation: The value your roof has lost over time. This may be recoverable (you get it back) or non-recoverable (your insurance company expects you to pay this amount plus your deductible).

Your Insurance Paperwork Will Include:

• A line-item estimate for every part of your roof (shingles, vents, flashing, etc.)
• A summary page with your deductible, ACV, depreciation, and RCV

Start with the Summary Page

Start by looking for a page titled “Summary”, “Claim Summary”, or something similar. This page outlines the key financials of your claim, detailing what you will need to pay and what the insurer covers. Your responsibility will include your deductible and any non-recoverable depreciation. The remaining costs are paid by the insurer—part up front (ACV), and part after the job is done (recoverable depreciation).

Understand the Line Items (Scope of Work)

The next section includes a breakdown of what’s being repaired or replaced. Each line usually has:

• Item name: e.g., “Remove 3-tab shingle roofing”
• Unit pricing: cost per square, foot, or piece
• Quantity: how much of the item is being replaced
• Total cost: for that item
• Overhead & Profit: Sometimes added as a % markup for general contractors (usually 10%+10%)

Key Areas to Look For:

• Tear-Off Charges: Removing existing shingles
• Replacement Material: What kind of shingles, underlayment, flashing, vents
• Accessories: Drip edge, ridge cap, ice & water shield
• Labor Charges: Installation cost
• Ventilation or Code Upgrades: Are they paying for things required by local building code?

Make sure everything damaged in the storm is included—gutters, skylights, flashing, decking, etc., and hire a contractor that can handle all trades associated with your claim to ensure that nothing gets overlooked. It is common for contractors who provide only one type of repair service, such as roofing repair, to miss or neglect other areas of a home that are damaged and in need of repair. That is why it is highly recommended to find a company that covers all types of repair work associated with storm damage.

Check for Missing Items or Undervalued Work

It’s common for the initial estimate to miss or undervalue some items. A reputable roofing contractor can compare the scope on your paperwork to what’s actually on your roof, take photos to document missing or damaged components, and request a supplement from your insurance company if needed. A supplement is a formal request to your insurance company for additional funds to cover needed repairs that were not included in the initial estimate. This is an important part of the claim process that ensures your roof not only receives all of the needed repairs, but that the cost doesn’t fall on you.

To protect yourself from missing items or undervalued work, hire a contractor that has its own on-staff claims/supplementing team. This will ensure your claim is handled properly and with as little delay and hassle as possible. Many contractors who do not have a dedicated claims team will not supplement claims, causing you to need additional repair services down the road, or will hire a third-party company to supplement your claim, resulting in unnecessary delays, fees, and hassle.

Understand How Payments Are Released

• First Check (ACV Payment): Issued soon after claim approval.
• Depreciation Check (Recoverable): Released after the work is completed and you or the contractor provides an invoice and/or completion certificate.
• Deductible Payment: Your insurance company requires that you pay your deductible directly to the contractor who completes the repairs

Have a Contractor Review Your Paperwork with You

A good roofing contractor will be more than willing to take the time to review your claim paperwork with you. From walking through the estimate line by line and identifying missing items to communicating with your insurance company and helping to submit photos or documentation for supplements, a quality contractor views these steps as part of the job. This is another reason finding a contractor with an in-house claims department matters. Contractors who include this department understand that the paperwork is an integral part of the repair process and use their dedicated claims team to help negotiate and settle your claim.

Final Notes on Handling Your Claim Paperwork

• Always keep copies of all estimate documents and checks.
• Don’t assume the insurance estimate is 100% accurate—it’s only a starting point.
• Don’t pay the contractor until work is complete and you’ve verified everything matches the scope. 

And remember, our team at Rocky Mountain Roofing & Exteriors is happy to review your paperwork with you and explain it line by line. We also have an on-staff claims team to help handle your claim directly with your insurance adjuster, minimizing delays and hassle.

3. How to Evaluate a Roofing Contractor

Choosing the right roofer is just as important as choosing the materials for your roof. When looking for a roofing company to complete your roof repair or replacement, there are several key details that are important to know about their company and services.

Ask These Questions:

• Are you licensed and insured in Colorado?
• How long have you been doing business in Colorado?
• Do you have local references and reviews?
• Do you have on-site production management, and if not, who manages your workers?
• Can you help me with damage to my paint, siding, windows, screens, etc?
• Do you have an in-house claims team to help me negotiate and settle my claim?
• Do you offer a workmanship warranty? (not just a manufacturer’s warranty)

Warning Signs to Look Out For:

• Out-of-state license plates after a storm
• Not licensed in your area – ask for proof
• Little to no experience working in your area.
• Not able to help you with other trades besides the roof.
• No additional job supervision besides a “project manager” or “sales rep”.
• Does not supplement claims or hire a third-party company to supplement.
• High-pressure sales tactics or “sign now pressure”.
• Talking poorly about other companies doing work in the area.
• Promising to do the work for no deductible or to waive your deductible. Although this can be appealing, it is illegal and considered insurance fraud, which can result in legal consequences for BOTH the contractor and you.

Signs of a Quality Contractor:

• Will evaluate your initial insurance estimate and provide an updated and detailed, written estimate.
• Provides dedicated on-site supervision to ensure your project is completed correctly.
• Pulls a building permit and complies with necessary inspections.
• Helps you understand your insurance scope of work and assists with insurance communication to settle your claim.
• Maintains a clean job site and conducts a final walkthrough and check.
• Communicates proactively with you throughout the process.

4. Schedule Your Free Inspection

Most roof problems aren’t obvious until the damage has escalated. A roof inspection can assess any damage and identify the solution. Rocky Mountain Roofing & Exteriors can provide you with a no-obligation, honest roof inspection and walk you through the next steps—whether that means a repair, full replacement, or no action at all.

When you choose Rocky Mountain Roofing & Exteriors for your roofing needs, you get:

• On-site inspection with photos and a clear explanation to help you determine if your roof needs to be repaired or replaced
• No sales pressure
• Dedicated on-staff insurance claim assistance
• We handle almost everything associated with residential storm damage claims, so we’ll make sure your full home is repaired properly – not just your roof
• Dedicated on-site field supervision and coordination to ensure your project is completed in a punctual manner and with the best quality and clean-up practices in the industry
• Regular communication from our team and through our app to ensure you are never in the dark about what is happening with your project

No time is better than today to protect your biggest home investment. If you suspect that you may need a roof replacement or just want to be proactive with a roof inspection, call Rocky Mountain Roofing & Exteriors today!

About Rocky Mountain Exteriors

We’re an Aurora-based roofing and exteriors company dedicated to honesty, quality work, and the best customer experience possible in our industry. We have been serving the Front Range since 2012 and are proud to call Colorado home. With hundreds of successful local projects and more than 400 online 5-star reviews, we’re proud to serve our community.