By David Parks · eXp Realty · The Apollo Group · 2 min read
A roof inspection checks the age, materials, and condition of the roof covering, flashing, and drainage. On the Front Range, hail damage and remaining life are the two questions buyers should always ask.
The roof keeps water out and protects everything below it. Because Colorado gets frequent hailstorms and strong sun, roofs can wear faster than the stated life of the material.
| Key point | What it means |
|---|---|
| Asphalt shingles | The most common, in 3-tab and thicker architectural styles. |
| Concrete or clay tile | Heavy and long-lasting, but individual tiles can crack. |
| Metal | Durable and often hail-resistant, though dents can occur. |
| Flat roofs (TPO, EPDM, built-up) | Found on additions and some townhomes; seams and ponding water matter. |
| Wood shake | Less common, with fire-rating and maintenance concerns. |
Missing, curling, or cracked shingles, bare spots where granules have worn off, soft or bruised areas from hail, damaged flashing around chimneys and vents, and stains on ceilings below. Ask for the roof’s age and any past claims.
Some insurers in hail-prone areas use higher roof deductibles or payment schedules based on roof age. If the roof looks near end of life or damaged, get a roofer’s opinion and check with an insurance agent before you finalize.
This article is general information, not legal, tax, financial or inspection advice. Every home and situation is different, so confirm details with a licensed inspector, lender, attorney or tax professional.
David is a Greater Denver real estate advisor with eXp Realty and The Apollo Group (Colorado broker license FA100103211). He has closed more than $55 million in volume, earned eXp Icon status in 2025, and holds a 5.0 rating on Zillow from 27 verified reviews.
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