Hiring a Roofer in Denver: Hail Claims, Contracts and Red Flags

General information for Denver-area rental owners, not legal advice. Rules and prices checked October 27, 2026. Cost ranges are published estimates, not quotes.

Licensing and permits

Inside Denver, roofers need a Denver contractor license with a Class D roofing certificate, such as "Roofing-Shingles – Residential Only" or "Metal Roof Installer." Colorado has no statewide roofing license, so in suburbs like Aurora or Lakewood, check that city's rules.

Denver requires a roof permit for:

• A roof replacement.
• Repairs covering more than 10% of the roof or two squares (200 square feet), whichever is smaller.

The contractor should pull the permit in its own name. Look up the license on Denver's contractor license search.

What a Colorado roofing contract must include

For residential roofing work over $1,000, Colorado law (C.R.S. 6-22-103) requires a written contract signed by both sides before work starts. It must include:

• The scope of work and materials.
• Approximate start and finish dates.
• The approximate cost, based on damage known when you sign.
• The roofer's physical address, email and phone.
• The roofer's surety and liability insurer, if any.
• The cancellation and deposit refund policy, including your right to cancel within 72 hours of signing.
• If insurance is paying, a statement that the roofer can't pay, waive or rebate your deductible.
• A bold statement that your payments are held in trust until materials are delivered or most of the work is done.

If a roofer won't give you this, find another roofer.

Insurance claims: your rights

Cancel after a denial. If your insurer denies the claim in whole or in part, you can cancel the roofing contract within 72 hours of getting the written denial. The roofer must refund your money within 10 days, minus the value of work actually done.

No deductible games. A roofer can't advertise or promise to pay, waive or rebate any part of your deductible. If one does, your insurer doesn't have to consider its estimate. "We'll cover your deductible" is a sign to walk away.

Roofers aren't adjusters. A roofer can discuss the scope of work with your insurer under a valid contract, but can't act as your public adjuster. If you want help with a large claim, hire a licensed public adjuster separately. See our professionals guide.

For how hail affects landlord premiums and deductibles, see our landlord insurance and hail guide.

What a roof costs in Denver

Source: Angi's 2026 Denver cost guides.

Impact-resistant shingles. Class 4 shingles cost more than standard shingles, and many Colorado insurers offer premium discounts for them. Ask your insurer what discount you'd get, and ask the roofer to price both options so you can compare.

Storm-chaser red flags

After a big hailstorm, out-of-town crews flood Denver. Be careful if a roofer:

• Knocks on your door right after a storm and pressures you to sign that day.
• Offers to cover or waive your deductible.
• Asks you to sign something that lets them deal with your insurer for you.
• Has no Denver license, local address or proof of insurance.
• Wants a large payment before materials arrive.
• Asks you to pull the permit yourself.

Rentals: tell your tenants

A leaking roof is a habitability problem. Colorado law requires landlords to respond to tenant notice within 24 hours and start repairs within 24 hours if the condition threatens life, health or safety, or 72 hours otherwise. Give tenants notice before roofers arrive, and keep records of the repair.

How to get help

Good Denver property managers have roofers they trust, file and track hail claims, and keep tenants informed during repairs. Ask a manager how they handle storm damage and whether they mark up vendor invoices. We'll match you with up to three vetted, licensed managers. Free, no obligation. Get matched free.