A roofer inspecting a residential home with the Colorado mountains in the background.

Do I Need to Replace My Roof Before Selling My Home in Colorado Springs, CO?

Home Maintenance & Selling
July 17, 2026•4 min read

If you live in the Pikes Peak region, you know that "hail season" is practically a local holiday. Colorado Springs is located in the heart of "Hail Alley," and our roofs take a beating. When it comes time to list your property, one of the most common questions homeowners ask is whether they should invest in a new roof or leave it for the buyer.

The Direct Answer: Should You Replace the Roof?

In Colorado Springs, CO, you should almost always address roof issues before selling, but you may not need to pay for it out of pocket. Because of our local climate, most buyers—and more importantly, their insurance companies—will require a roof to be in good condition or have a "certification" for at least 5 years of remaining life. If your roof has visible hail damage or is over 15–20 years old, it will likely become a major hurdle during the inspection phase, potentially tanking the deal.

Why the Roof Matters More in Colorado Springs

According to local Realtor Ted Bachara, the roof is the #1 "deal killer" in El Paso County real estate. Here is why:

Insurance Insurability In recent years, insurance companies in Colorado have become incredibly strict. Many providers will refuse to issue a new policy on a home with an aging or damaged roof. Since a buyer cannot get a mortgage without homeowners insurance, a bad roof stops the sale in its tracks.

The "Peace of Mind" Factor Buyers in Colorado Springs, CO, are savvy. They know that a roof replacement can cost anywhere from $10,000 to $30,000+. If they see a worn-out roof, they will either move on to the next house or "over-estimate" the cost and ask for a massive price reduction.

Lender Requirements FHA and VA loans—which are very common in our military-heavy community—have strict safety and soundness standards. If an appraiser sees curling shingles or missing granules, they may flag the roof for repair as a condition of the loan.

The Insurance Strategy: A Local Insight

One of the benefits of living in a hail-prone area is that most Colorado Springs homeowners have replacement cost coverage on their insurance policies. Before you list your home, Ted Bachara recommends having a reputable local roofing contractor perform a free inspection.

If there is legitimate hail damage, you can file a claim and potentially get a brand-new roof for just the cost of your deductible. Selling a home with a "Brand New Roof" is a massive marketing advantage in neighborhoods like Peregrine or Cheyenne Mountain, and it often returns much more than the cost of the insurance deductible in the final sales price.

Tips for Sellers with Older Roofs

  • Get a Roof Certification: If your roof is older but still functional, pay for a professional "Roof Cert." This is a document from a roofer stating the roof is leak-free and has a certain amount of life left. It provides immense confidence to buyers.

  • Be Transparent: If you know the roof is at the end of its life, disclose it. You can offer a "Roof Credit" to the buyer at closing, allowing them to choose their own shingles and contractor.

  • Don't DIY: Roofing is a professional trade. In Colorado Springs, improper installation can lead to leaks during our heavy spring snows. Always use a licensed and insured local contractor.

Frequently Asked Questions

Will a new roof increase my home value in Colorado Springs? While it might not increase the "appraised" value dollar-for-dollar, it significantly increases the marketability and helps you maintain your asking price by removing a major negotiation point.

Can I sell my house "as-is" with a bad roof? Yes, but you will likely only attract cash buyers or investors who will expect a deep discount. Most traditional families using a mortgage will not be able to buy a home with a failing roof.

How do I know if I have hail damage? Look for "dimples" in your gutters, damage to your window screens, or shingle granules collecting at the bottom of your downspouts. However, always have a pro like Ted Bachara or a licensed roofer verify it.

Your Local Real Estate Resource

Don't let a roof issue catch you by surprise three days before closing. A proactive approach is always the most profitable approach. By addressing the "big ticket" items early, you ensure a smooth, stress-free sale.

If you're thinking about buying or selling a home in Colorado Springs, CO, reach out to Ted Bachara for expert guidance and a clear strategy.

Colorado Springs roof replacementSelling a home with hail damageTed Bachara real estate advice
Ted Bachara

Ted Bachara

My Mission Real estate is more than just a career for me—it’s a calling. Since the very beginning, my goal has always been simple: put people first and provide service that goes far beyond a transaction. I believe buying or selling a home is one of life’s biggest decisions, and my mission is to make sure you feel supported, confident, and cared for every step of the way. My Journey My story in Colorado Springs began in the Air Force, serving four years at NORAD. That experience taught me discipline, dedication, and the importance of integrity—values I’ve carried with me throughout my life and career. When I transitioned into real estate in 1979, I brought those same values to the work I do for my clients. Over the years, I’ve had the privilege of helping families find their first homes, guiding investors toward smart opportunities, and assisting homeowners in selling properties for the best possible return. Every client has a story, and being part of that journey is what continues to inspire me after decades in this business. How I Work To me, real estate is a team effort. I take the time to truly listen and understand your needs, set clear goals with you, and stay in close communication so you always feel informed. My website serves as a 24/7 resource, with tools to search for homes, track your home’s value, and access helpful information whenever you need it. But while technology makes the process easier, it’s the personal connection that makes the difference—and that’s where I focus most. Behind the scenes, I’m supported by a trusted team: Janet S. – Executive Assistant & Office Manager Suze T. – Receptionist Together, we make sure every detail is handled with care so you can focus on what matters most—your move. Clients First, Always The heart of my business is the relationships I’ve built over the years. Many of my clients have become lifelong friends, and I’m honored that so much of my business comes from repeat clients and referrals. That trust means everything to me, and I never take it for granted. Service Areas I proudly serve: Colorado Springs Woodland Park Monument Fountain Falcon No matter where you are in your real estate journey, I would be honored to guide you home.

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