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Some GCs partner with lenders or offer payment plans through third-party providers. At Denver Dream Builders, we can refer you to financing options or help phase your project to match your budget. Ask during your consultation what’s available.

At Denver Dream Builders, we don’t believe in surprise charges — and that includes no fees for change orders. If the project scope needs to shift, we’ll discuss it openly, document it clearly, and proceed only with your approval — but we don’t charge extra just because the plan changes.

We also stand behind our work with industry-leading guarantees:

• ✅ No Upfront Payments – You don’t pay anything until you’re satisfied with our progress.
• ⏱️ $200/Day Delay Compensation – If we’re the reason for a delay, you get paid.
• 📄 No Change Order Fees – You’ll never be charged for revisions or surprises along the way.
• 📣 Transparent Communication – We keep you in the loop at every phase of the project.

We built this company on trust, and that means protecting your time, budget, and peace of mind from start to finish.

We do not charge for estimates or quotes at DDB.

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Some GCs offer free initial estimates, especially for smaller projects. Others charge for detailed proposals, particularly if they involve design or engineering input. Always ask about this upfront — and make sure you get value for what you pay.

Estimates are not fixed unless you have a ‘lump sum’ or ‘fixed-price’ contract. Most GCs provide a range based on assumptions. Ask what could affect the price, and clarify how change orders are handled before work begins.

Work with your GC to value-engineer the project. Choose mid-grade finishes, keep the layout similar, and plan in phases. Avoid last-minute changes and prioritize what matters most. Transparency and early planning are your best cost-saving tools.

Sometimes — but it depends. Supplying your own fixtures or finishes might save on markup, but it can also delay the job or void warranties. Discuss it up front with your GC so they can plan accordingly and ensure compatibility.

Costs increase with high-end materials, structural changes, permit complexity, site accessibility, change orders, and scope creep. Working with a detailed GC helps you stay on budget and avoid surprises.

A good estimate includes: labor, materials, equipment, permits, subcontractor fees, and overhead. It may also list exclusions (things not included). Always ask for a line-item breakdown so you understand where your money is going.

We don't charge an upfront payment at DDB. -- Here's how it usually goes though: 

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Most GCs use progress payments: an initial deposit (10%–20%), followed by scheduled payments as milestones are reached (e.g. demo complete, rough-in complete). Final payment is made after the walkthrough and punch list are finished. Avoid contractors who ask for large upfront payments.

General contractors typically charge 10%–25% of the total project cost. Some offer flat rates or hourly consulting fees. Final pricing depends on complexity, location, timeline, and materials. A detailed estimate should break down all costs and clarify what’s included.

Not always. Many clients provide access and trust us to manage the site. We’ll communicate about key decision points where your input is needed. For major milestones or walkthroughs, it’s best if you’re present, but daily on-site supervision isn’t required.

he final walkthrough ensures all work has been completed as agreed. You and your GC will inspect the site together, create a punch list for touch-ups, and discuss warranty or care info. Never make your final payment until this walkthrough is completed to your satisfaction.

Your contractor should provide a workback schedule or Gantt chart at the start. During the project, they’ll track progress and inform you of any shifts. Weekly check-ins or site visits help confirm that everything is on track.

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A change order is a formal agreement to alter the scope of work after the contract is signed. It includes pricing, timeline impacts, and what’s being added or removed. Change orders help protect both you and the contractor from misunderstandings and scope creep. -- We actually don't even charge change orders at DDB! 😎

You should expect regular updates — ideally every few days or at major milestones. Some GCs use project management apps, others use email or text. Clear communication from your contractor prevents confusion and ensures issues are addressed promptly.

It depends on the scale of the project. For a single-room remodel, it’s usually manageable with some dust and noise. For full-home renovations, we often recommend temporary relocation. Your contractor can set up dust barriers, manage daily cleanup, and minimize disruption if you stay.

Unexpected issues (like mold, rot, or code violations) can arise once walls are opened up. A good GC will document the problem, present solutions with cost and timeline impacts, and adjust the scope through a change order. Transparency and communication are key to staying on track.

Your general contractor should handle all permits and schedule necessary inspections. In Denver, projects involving electrical, plumbing, structural changes, or additions require permits. GCs familiar with local code can help avoid delays or fines by ensuring everything is done by the book.

Timelines vary depending on project size and complexity. A bathroom remodel might take 2–4 weeks, a kitchen 6–8 weeks, and a full-home renovation several months. Weather, permits, material delays, and scope changes can all affect your schedule. Your GC should give you a projected timeline and update it as needed.

Most remodels follow this order:

1. Consultation and estimate
2. Design and planning
3. Permits and approvals
4. Demolition
5. Structural work
6. Rough-ins (electrical, plumbing, HVAC)
7. Inspections
8. Drywall and finishes
9. Final touches and walkthrough.
10. Your general contractor will guide you through each phase and coordinate all the trades involved.

Yes, but focus on scope and options rather than trying to push down the bottom line. A GC may offer alternative materials, phased work, or value-engineering suggestions. Trying to force a deep discount often leads to shortcuts or cutting corners—collaborate instead of haggling.

Insurance protects you from accidents or damage during the project. Bonding offers a financial guarantee that the contractor will complete the work as agreed. Not all residential contractors are bonded, but every professional GC should carry general liability and workers’ comp insurance at a minimum.

Yes—most GCs do. What matters is how they manage them. Ask how the GC selects subs, if they’re licensed, and how quality is controlled. A well-run GC will coordinate trades so you don’t have to, and they’ll take responsibility for any issues that arise.

Always sign a written contract. It should cover scope, total cost, payment schedule, timeline, warranty, insurance requirements, and termination clauses. Verbal agreements aren’t enforceable, and good contractors rely on contracts to protect both parties and ensure clarity.

In Denver and most Colorado cities, you can check licensing through your local building department’s website. For insurance, ask for a Certificate of Insurance showing general liability and workers’ comp coverage. Any reputable contractor will provide this without hesitation.

It depends on your project’s size. A solo GC can be great for smaller remodels, but for anything involving multiple trades or tight deadlines, a contractor with a reliable team is usually more efficient. Make sure they have backup labor or subcontractor relationships if needed.

A good estimate should include: scope of work, line-item pricing, timeline, payment schedule, materials breakdown, and clear exclusions. It should also state whether permits, cleanup, and subcontractor work are included. The more detailed the estimate, the less room there is for miscommunication during the project.

Yes. Getting at least 2–3 bids helps you understand market pricing and allows you to compare approaches.

But don’t just go with the cheapest—look at the quality of the estimate, the contractor’s experience, how well they understand your vision, and how clearly they communicate.

A detailed, realistic bid is worth more than a vague lowball quote.

Avoid contractors who: pressure you to sign quickly, ask for large upfront payments, refuse to provide a written estimate, don’t have a license or insurance, or have inconsistent communication. Other red flags include vague pricing, poor online reviews, or projects with no references. Trust your instincts—if something feels off, it probably is.

Start by looking for licensed, insured contractors with experience in your type of project. Ask for referrals, check online reviews, and review past projects. Interview at least two or three candidates and ask about timelines, communication style, and how they handle subcontractors. A great contractor should also offer a clear, itemized estimate and be willing to answer detailed questions.

Absolutely. Many homeowners work with the same GC across multiple phases:

• Start with a bathroom remodel or kitchen remodel
• Move on to a basement finish or garage add-on
• Eventually build an ADU or addition

We keep detailed records of your materials, layouts, and finishes so future phases feel seamless. Working with one trusted GC over time improves quality, consistency, and cost control.

A general contractor handles:

• Labor
• Permits
• Materials
• Subcontractors
• On-site coordination

A project manager may simply oversee the schedule and budget, without being responsible for hiring or construction. Some large projects involve both—but for most Denver remodels, your general contractor serves as both the builder and the manager.

Hiring one licensed general contractor is almost always the smarter choice for multi-trade jobs. Here’s why:

✅ You avoid scheduling conflicts

✅ You don’t have to chase down multiple bids

✅ You get one warranty covering the full project

✅ You’re not legally responsible for code violations

Trying to manage a renovation yourself may seem cheaper—but it often leads to mistakes, delays, or safety issues that cost more in the long run.

Some general contractors offer design-build services, meaning they can assist with both planning and execution. Others (like us) collaborate with:

• Architects
• Interior designers
• Structural engineers
• Kitchen and bath specialists

If you already have plans, we’ll review them for constructability. If you’re starting from scratch, we’ll bring in trusted partners to help you visualize the space and get accurate pricing.

Yes. In Colorado, general contractors must be licensed at the city or county level, since the state doesn’t issue a statewide GC license.

For example, Denver requires contractors to hold:

• A Class C license for residential work
• A Class B or A license for commercial or mixed-use jobs

A licensed GC ensures:

• Your project meets local building codes
• Required permits and inspections are handled
• Subcontractors are properly managed and insured

At Denver Dream Builders, we’re licensed for residential construction and have completed hundreds of permitted renovations across the Front Range.

Not exactly. A construction company may provide a wide range of services, including general contracting. But a GC can also be a solo operator or small team that manages jobs using subcontractors.

At Denver Dream Builders, we function as a licensed general contractor and construction manager, meaning we both lead projects and bring in trusted crews to get the work done right.

A general contractor oversees the whole project. A subcontractor (like a plumber, electrician, or tile setter) is hired by the GC to complete a specific task.

You don’t usually hire subcontractors directly unless you’re managing the entire job yourself—which can lead to missed inspections, scheduling conflicts, and extra cost.

A GC is typically involved in:

• Full home remodels
• Kitchen and bathroom renovations
• Basement finishing
• New home construction
• Garage or ADU builds
• Structural work (like wall removal or load-bearing beam installs)
• Roofing, flooring, and siding projects (especially when combined)

In Colorado, many of these require licensed oversight, permits, or inspections—all things a GC is equipped to manage.

You should hire a general contractor if your project:

• Involves multiple trades or phases (e.g., framing + plumbing + electrical)
• Requires permits or inspections
• Affects the structure of the home (e.g., removing walls, additions)
• Will cost more than $5,000–$10,000
• Has a timeline longer than a few days or weeks

For small jobs (like replacing a sink or patching drywall), a handyman may be enough. But for complex projects, a GC saves you time, money, and major headaches.

A general contractor (GC) is the person or company responsible for managing an entire construction or renovation project. Their role includes:

• Coordinating all trades (plumbers, electricians, framers, etc.)
• Scheduling work in the correct order
• Pulling permits and passing inspections
• Sourcing materials (or guiding client-supplied materials)
• Managing timelines, budgets, and communication

They act as your project manager, quality controller, and single point of contact, ensuring that the entire job runs smoothly from start to finish.

Before installation day:

• Clear the driveway and yard the day of the installation
• Secure valuables inside like shelves and walls (vibrations can shake shelves)
• Keep pets indoors or away from the work zone
• Trim trees hanging over the roof if needed
• Let your neighbors know about the schedule

We’ll protect the landscaping, handle debris, and leave your property spotless after the job is done.

Installation prices depend on:

• Roof size and slope
• Chosen material
• Complexity of design (valleys, skylights, dormers)

For a standard asphalt shingle install, expect $8,500–$15,000 in the Denver metro area. Metal and tile systems range higher. We’ll provide an accurate quote after a quick design review.

We provide two types of warranties:

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• Manufacturer warranty: Covers materials (25–50 years depending on the product)
• Workmanship warranty: Covers our installation (typically 5–10 years)

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Warranties are documented and often transferable if you sell your home. We’ll walk you through exactly what’s covered.

You don’t need to be home; we even encourage you to plan a day away and avoid the loud noises caused from scraping the old roof off and the hammering of the new shingles into place. But if you desire to be home during the installation, it’s absolutely your choice. You’ll certainly be able to see the progress in real time.

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If you’re out of town or at work, we can send you photos and updates along the way. When you’re available, we can provide photos of the work done and photos of the finished roof.

Yes! We regularly install roofs on:

• New builds
• Home additions
• Garages
• Accessory Dwelling Units (ADUs)
• Detached structures

If your builder hasn’t included roofing, or you’re managing a project yourself, we can provide a quote and take it from start to finish.

It depends on several factors:

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• Your roof pitch and shape
• Weather exposure (Denver = hail, sun, snow)
• Your budget and long-term goals
• HOA or architectural guidelines

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We’ll consider these elements and recommend the system that gives you the best balance of performance, durability, and style.

We offer a wide variety, and we help you choose based on style, budget, and lifespan.

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Common options:

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• Architectural asphalt shingles – Affordable, attractive, 20–30 year lifespan
• Impact-resistant shingles – Ideal for hail-prone areas like Denver
• Metal roofing – Durable, long-lasting, energy efficient
• Tile roofing – Great aesthetics and long life (but requires stronger framing)
• Flat roofing systems (TPO, EPDM) – Used for additions, garages, and modern homes

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Each material has pros and cons. We’ll guide you through samples and make sure it complements your home’s design.

Here’s a typical process for installing a new roof on a home or addition:

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1. Remove old roof - The old roof material is disposed of
2. Decking prep – Ensure proper sheathing is in place
3. Drip edge installation – To direct water off the eaves
4. Underlayment – Synthetic or felt barrier for water protection
5. Flashing & vents – Installed around chimneys, skylights, and other penetrations
6. Shingle or material installation – Asphalt, metal, tile, etc.
7. Ridge caps and venting – Final sealing and airflow setup
8. Cleanup and final inspection

Every phase is inspected for quality, and we’ll walk you through the finished product.

Most residential roof installations take 1–3 days, depending on:

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• Size and pitch of the roof
• Number of sections or levels
• Type of roofing material
• Weather conditions

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We provide a clear schedule before we start and keep the job site clean and organized each day.

Roof installation refers to putting a brand-new roof on a structure that never had one—such as a new home build, home addition, ADU, or garage.

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Roof replacement involves tearing off an existing roof and installing a new one.

Installations tend to be simpler and cleaner because there’s no demo phase or structural damage to assess. That said, both processes use the same materials and installation best practices.

A few simple prep steps make a big difference:

• Move vehicles out of the driveway
• Clear the yard of furniture, grills, and decorations
• Secure items on shelves or walls inside (vibration can shake things loose)
• Let your neighbors know about the project timing
• Trim low-hanging branches near the roofline if needed

We’ll handle the rest—including tarping, debris cleanup, and final inspection.

You get two layers of protection:

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1. Manufacturer Warranty
   • Covers defects in materials
   • Typically 25–50 years, often transferable
2. Workmanship Warranty (from us)
   • Covers installation errors
   • Usually 5–10 years, depending on the system

We register your warranty and provide documentation so you’re fully covered.

Absolutely. We provide:

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• Sample shingles and swatches
• Design guidance based on your siding, trim, and windows
• Options for colors, textures, and profiles

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Your new roof should complement—not clash with—your home’s look. We can also show you nearby installs with the same material.

No—you can stay home during most roof replacements.

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Things to know:

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• It will be loud during tear-off and installation
• We’ll protect landscaping and entrances
• Pets may be uncomfortable with the noise—consider taking them elsewhere for the day if they're extra sensitive
• We’ll give you updates at every stage and clean up daily

Here are the most common materials we install:

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• Asphalt shingles (most affordable, 20–30 year lifespan)
• Architectural shingles (better durability and curb appeal)
• Impact-resistant shingles (UL 2218 rated, hail-resistant, may lower insurance)
• Metal roofing (40–70 year lifespan, fire- and snow-resistant)
• Tile roofing (durable but heavy—best for reinforced structures)

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For Denver homes, we often recommend impact-resistant asphalt shingles or metal for long-term value and storm protection.

In some cases, yes—but we strongly discourage it.

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Why we discourage it:

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• You can’t inspect or repair the decking underneath
• Extra weight can stress your framing
• Trapped heat shortens roof lifespan
• Manufacturers often void warranties when shingles are layered

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A full tear-off ensures a longer-lasting, better-performing roof.

It depends.

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The insurance industry and homeowner coverage are changing. Due to the increase in property-damaging storms, the rising cost of roof replacement, and higher claim volumes, insurance companies are adjusting how much coverage they provide and what types of damage they will pay for. In some cases, hail and windstorm damage may be limited or excluded altogether.

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Every policy plan is different, which means homeowners must carefully review their coverage details. Some policies provide full replacement cost value (RCV), while others may only cover actual cash value (ACV), which factors in depreciation and leaves the homeowner responsible for the difference. Deductibles, exclusions, and regional underwriting rules also play a role in what is ultimately covered.

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The best way to know what’s included in your plan is to review your policy documents or speak directly with your insurance agent. If your roof has been damaged, having a licensed contractor assess the roof and provide documentation can also help ensure your claim is filed accurately and supported with the right evidence.

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We’ll inspect your roof and provide documentation for your claim. In many cases, your only cost is the deductible, and sometimes even that can be offset through upgrades or referral discounts.

Most residential roof replacements in Denver are completed in 1 to 2 days, depending on:

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• Size of the roof
• Complexity (valleys, dormers, skylights)
• Weather conditions
• Material used

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Here’s what the process usually looks like:

These days we are typically able to remove the old roof and install the new roof in one full day depending on the length or hours of daylight (time of the year), and weather conditions. On larger roofs, the installation may look like this:

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Day 1: Old roof is torn off, decking is inspected, and underlayment is installed.

Day 2–3: Shingles or roofing materials are installed, flashing and vents are sealed, and a cleanup crew performs a magnetic sweep.

‍We always provide a timeline upfront, and we stay in touch throughout the project. We also don't charge change orders.

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In the Denver metro area, a typical asphalt shingle roof replacement costs $9,000–$18,000 for most residential homes.

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Cost varies based on:

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• Roof size and pitch
• Number of layers to remove
• Type of materials (asphalt, metal, tile)
• Structural repairs (decking, vents, etc.)

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Metal, tile, or designer shingles can raise the price to $20,000+. Denver Dream Builders provides detailed quotes and insurance guidance to help make the process transparent.

Here are the biggest red flags:

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• Your roof is 20–25+ years old
• You’re seeing multiple leaks or water damage inside
• Shingles are curled, cracked, or missing in large sections
• There’s visible sagging, rot, or soft decking
• You have frequent repairs or storm damage claims

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In Denver, extreme weather shortens roof life—especially if the roof isn’t inspected regularly. If you’re repairing multiple sections every year, a full replacement is often the smarter long-term move.

While algae is often associated with humid or coastal regions, the type that grows on roofs—Gloeocapsa magma—is airborne, not ocean-based. It spreads via wind, rain, birds, and animals, and once it lands on your roof, it can thrive under the right conditions.

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Even in Colorado’s dry climate, algae can take hold in:

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• Shaded areas (like north-facing slopes or under tree cover)
• Roofs with poor drainage or ventilation
• Areas with organic debris like pollen, dust, and sap

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These create humid microclimates where algae can grow and spread. It typically appears as dark streaks or stains on asphalt shingles.

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Why it matters:

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• Algae traps moisture, which can damage your shingles
• It contributes to granule loss and shortens roof lifespan
• It affects your home’s curb appeal and resale value

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Algae-safe treatments and good ventilation can prevent buildup and extend your roof’s health.

For most homes, an annual roof maintenance visit costs $250–$500, depending on:

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• Size and pitch of the roof
• Material type (asphalt, tile, metal)
• Any extra services (moss removal, sealant touch-ups, etc.)

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Compared to a $12K+ roof replacement, it’s one of the most cost-effective ways to protect your home investment.

Yes—moss and algae trap moisture, which can rot shingles and decking underneath.

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✅ Use a soft wash system or roof-safe treatment

🚫 Never power wash asphalt shingles—it removes granules and damages the surface

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We offer moss and algae treatments that restore your roof without shortening its lifespan.

Denver’s hail, high UV exposure, snowpack, and freeze-thaw cycles all speed up roof wear.

Here’s how it impacts maintenance:

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• Snow and ice dams can trap moisture under shingles
• Hail dents can go unnoticed but cause slow leaks
• UV rays weaken shingles and flashing over time
• High winds lift and curl shingles at the edges

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Local weather makes regular inspections more important here than in milder climates.

You can handle basic upkeep, such as:

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• Cleaning gutters
• Trimming branches
• Removing debris

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But it’s best to leave full inspections, sealant work, and anything involving heights or roofing materials to professionals. Walking on your roof without proper gear can cause:

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• Damage to shingles
• Safety risks from slips or falls
• Voided warranties

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We offer affordable seasonal maintenance plans so you don’t have to risk it.

Watch for these early signs:

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• Granules in the gutters
• Dark streaks or algae stains on shingles
• Moss growing on shaded areas
• Dripping sounds in attic after rain
• Peeling paint or water stains on soffits
• Musty smells in upstairs rooms

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These don’t always mean full-blown damage—but they’re red flags you should act on fast.

The most common causes of premature roof failure are:

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• Neglected maintenance (clogged gutters, unsealed flashing)
• Poor attic ventilation (causes shingles to bake and curl)
• Hail or wind damage left unrepaired
• Improper installation of shingles or underlayment
• Tree branches or debris scratching and lifting shingles

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A proactive maintenance plan addresses all of these and helps your roof reach its full lifespan.

No.

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Roof maintenance is considered a homeowner responsibility, and isn’t covered by insurance (As of writing this answer in 2025).

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However, failing to maintain your roof can void your coverage if you later file a claim.

Insurance may deny a claim if they determine the damage was caused by:

• Neglect
• Blocked gutters
• Old age or worn-out materials

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That’s why regular maintenance isn’t just smart—it protects your eligibility for future claims.

Yes—consistent maintenance can extend the life of an asphalt roof by 5–10 years, sometimes more.

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By catching small issues early (like cracked shingles, backed-up gutters, or worn flashing), you avoid water damage, mold growth, and structural problems that accelerate roof failure.

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Think of it like getting your oil changed. It’s a small investment that protects your entire system.

A thorough maintenance routine should include:

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• Visual inspection of shingles and flashing
• Cleaning gutters and downspouts
• Checking for moss, mold, or algae growth
• Inspecting seals around vents, skylights, and chimneys
• Looking for sagging or soft spots in decking
• Checking attic for moisture or signs of leaks
• Ensuring proper ventilation and airflow

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We provide a full multi-point inspection with every maintenance visit, tailored to Denver’s weather conditions.

At minimum, you should have your roof professionally inspected once per year.

Because of Denver's climate, we recommend inspections every spring to check for winter damage, and after major storms.-- especially after hail or heavy wind.

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An annual inspection helps catch minor issues—like lifted shingles or clogged vents—before they turn into expensive repairs or leaks.

Don’t ignore it. Missing shingles usually mean:

• Wind has lifted and torn shingles off (especially older, 3-tab styles)
• Nail seals or adhesives have failed
• Water may now be entering the exposed section

Call for a post-storm inspection right away. We’ll document the damage, check the underlayment, and help you determine whether a small repair is enough—or if a larger section needs replacement.

Bonus tip: Save any shingles you find to help us identify the material for matching.

A well-done repair can last 10–20 years, depending on:

• The quality of materials
• The age and condition of the surrounding roof
• Whether the repair addressed the root cause, not just the visible damage

Quick patches done with caulk or sealant may fail within a year. We take a diagnostic approach, using proper flashing, underlayment, and fastening so repairs actually extend the life of your roof.

Yes—if done professionally.

We use shingles from the same manufacturer, color, and lot whenever possible. If the original product has been discontinued, we source the closest visual match.

If the existing shingles are heavily weathered or faded, we’ll advise whether the patch will be noticeable and whether a partial re-roof or section replacement may be a better aesthetic option.

Due to our climate, the most common repairs include:

• Hail impact repairs (bruised or dented shingles)
• Flashing replacement around skylights, chimneys, and sidewalls
• Leak patching due to ice damming
• Shingle replacement after windstorms

Roofs in Denver take a beating from UV exposure, snowpack, and hail, which is why we recommend an annual inspection even if you don’t see damage from the ground.

Yes—but only if the damage is caused by a covered event. This usually includes:

• Hail
• Wind damage
• Fallen trees or flying debris during a storm

Insurance won’t cover:

• Age-related wear and tear
• Lack of maintenance
• DIY mistakes

We provide detailed storm reports and repair assessments to help you file a strong insurance claim. In many cases, we can also handle communication with your adjuster.

You can DIY very minor fixes, like replacing a single shingle or resealing a vent cap—if you’re confident on a ladder and have roofing experience.

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But professional roof repair is recommended when:

• You’re dealing with active leaks
• The roof is steep or two stories high
• You need to replace flashing or underlayment
• You want to preserve your roof warranty

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Professionals also spot underlying issues (like soft decking or ventilation problems) that DIY repairs miss.

Immediately.

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Water intrusion can damage insulation, drywall, framing, and even electrical systems. In Denver, where snow and rain can be unpredictable, even one leak left for a week can lead to mold or rot.

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Schedule an inspection with 24-48 hours if you notice:

• A dripping sound in the attic
• Staining on the ceiling
• Musty odors in a room after rain

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Emergency roof tarping is also available to prevent further damage until repairs can be made.

The most common causes of roof leaks include:

• Cracked or missing shingles
• Improper flashing around chimneys, skylights, or vents
• Ice dams causing water to back up under shingles
• Hail or storm damage that punctures the shingle or underlayment
• Clogged gutters causing water to pool and overflow under the roofline

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Leak-prone zones on a roof:

• Chimney corners
• Skylight edges
• Roof valleys
• Pipe boots and vents

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Even small leaks can cause major water damage if left unchecked. We use moisture meters and thermal imaging to detect hidden leaks before they worsen.

For most single-family homes, minor roof repairs cost between $500 and $3,000, depending on:

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• Type of repair (leak patch, flashing, shingle replacement)
• Material (asphalt, metal, tile)
• Accessibility and pitch of the roof
• Urgency (emergency repairs can cost more)

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Larger repairs (like storm damage or replacing multiple sections) can range from $3,000 to $5,000.

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Denver Dream Builders offers free inspections to assess the issue and give you a clear quote—before anything gets invoiced.

Many homeowners aren’t sure whether a small issue requires a quick repair or signals a bigger problem that calls for a full replacement.

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Here’s how to tell what your roofing issues may signal: 

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• Localized damage (1–2 areas) → usually repairable
• Multiple leaks, sagging, or widespread shingle loss → may need full replacement
• Roof under 15 years old with no history of neglect → likely repairable
• Roof 20+ years old with visible wear → replacement is often more cost-effective

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Pro tip for Denver homeowners:

Hail and snow buildup can cause leaks even on newer roofs, and those are usually repairable through targeted patching, flashing work, or underlayment upgrades.

We offer two types of warranties:

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Manufacturer Warranty: Covers defects in roofing materials (often 25–50 years). Some offer lifetime limited warranties on shingles.

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Workmanship Warranty: Covers errors in installation. Ours typically ranges from 5 to 10 years, depending on the project.

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We’ll walk you through what’s covered, in writing, before we start—and if anything ever goes wrong, we’ll make it right.

Choosing the right roofer is more important than choosing the right shingle.

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Here’s what to look for:

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• Licensed and insured in Colorado
• Local reputation (not out-of-town “storm chasers”)
• Verified Google reviews
• Clear contracts and timelines
• Manufacturer certifications (like GAF or Owens Corning)
• Warranties on both materials and workmanship

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At Denver Dream Builders, we treat your home like it’s our own—and we have the track record to prove it.

Technically, yes—but it’s usually not recommended. Here’s why:

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• Underlying damage is hidden: You can’t inspect or repair the decking or underlayment.
• Added weight: Two layers of roofing put extra strain on the structure.
• Heat retention: The old roof traps heat, shortening the life of the new shingles.
• Warranty limitations: Many manufacturers won’t warranty materials installed over an existing roof.

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Tear-offs cost a bit more upfront, but they ensure a clean, long-lasting installation and better resale value.

Hail damage isn’t always obvious, but it can shorten your roof’s life and weaken its water resistance.

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Key signs include:

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• Bald spots on shingles where granules are missing
• Bruised or soft areas that feel spongy when pressed
• Cracks or splits in shingles
• Dented gutters, vents, or downspouts
• Black marks or shiny spots on asphalt shingles

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If your home was in the path of a hailstorm, it’s best to schedule a free inspection within 7–10 days. Insurance companies have deadlines for filing claims, and the sooner you act, the better.

Yes—and in many cases, a targeted roof repair can extend the life of your roof by several years. Common repair services include:

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• Fixing leaks
• Replacing missing or damaged shingles
• Resealing flashing around vents and chimneys
• Repairing storm-damaged sections
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However, repairs aren’t always the best long-term solution if the roof is old, leaking in multiple areas, or showing structural problems. We’ll give you a no-pressure recommendation based on what makes the most sense financially and structurally.

Denver’s climate demands roofing materials that handle hail, wind, snow, and UV exposure. Here’s a quick guide:

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• Architectural asphalt shingles: Affordable, hail-resistant, and commonly used.
• Impact-resistant shingles: UL 2218-rated shingles that may qualify for insurance discounts.
• Metal roofing: Long-lasting, fire-resistant, and sheds snow easily.
• Clay or concrete tile: Great durability and aesthetic, but heavy—structural reinforcement may be required.

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We’ll help you select the right material for your home and budget, based on how long you plan to stay and how much protection you want.

Most residential roof replacements in Denver are completed in 1 to 2 days, depending on:

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• Size of the roof
• Complexity (valleys, dormers, skylights)
• Weather conditions
• Material used

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Here’s what the process usually looks like:

These days we are typically able to remove the old roof and install the new roof in one full day depending on the length or hours of daylight (time of the year), and weather conditions. On larger roofs, the installation may look like this:

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Day 1: Old roof is torn off, decking is inspected, and underlayment is installed.

Day 2–3: Shingles or roofing materials are installed, flashing and vents are sealed, and a cleanup crew performs a magnetic sweep.

‍We always provide a timeline upfront, and we stay in touch throughout the project. We also don't charge change orders.

Usually—if the damage is caused by a covered peril, such as:

• Hail
• Windstorms
• Falling trees or debris

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Insurance typically won’t cover:

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• Normal aging and wear
• Poor installation
• Lack of maintenance

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In Denver, hail is one of the most common causes of roof damage. If a storm recently hit your area, it’s smart to schedule a free inspection—even if you don’t see visible damage. We’ll document everything and help you file a claim with your insurance company. We have a ton of experience working with insurance claims. We even have ways of helping you avoid paying your deductible altogether.

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In the Denver area, a full roof replacement typically costs between $9,000 and $20,000, depending on several factors:

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• Roof size and pitch
• Type of roofing material
• Number of existing layers to remove
• Condition of the decking and underlayment
• Local labor rates

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Here’s a rough breakdown by material (for average-size homes):

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• Asphalt shingles: $9,000–$15,000
• Metal roofing: $15,000–$30,000
• Tile roofing: $18,000–$40,000+

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Insurance can often cover roof replacements due to hail or wind damage. We help homeowners navigate claims to keep out-of-pocket costs as low as possible. In some cases, we can even help you avoid paying your deductible all together. Just give us a call to find out how.

Most homeowners start thinking about a new roof when they see signs like leaks, missing shingles, or water stains on the ceiling—but not all damage is visible.

Here are the top indicators that your roof may need replacement:

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• Age: If your asphalt shingle roof is over 20 years old, it’s reaching the end of its lifespan.
• Shingle Damage: Curling, cracking, or missing shingles are signs of wear.
• Granule Loss: If your gutters contain shingle granules, your roof is deteriorating.
• Sagging or soft spots: A sagging roofline may indicate structural issues or rotten decking.
• Daylight through the attic: If you can see light coming in from the attic, water can get in too.
• Storm or hail damage: Even if your roof looks fine from the ground, hail can create hidden impact marks that weaken the shingles over time.

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If you’re unsure, a professional inspection is the best way to avoid surprises and catch problems early.

We handle a wide range of projects including kitchen and bathroom remodels, basement finishing, new home construction, flooring, roofing, and ADU builds.

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We've always understood that a company will only go as far as it's people take it. So for the past 20 years we've been accumulating amazing people that are not only great at what they do, but love it as well.

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Well, it depends on what we're doing! What we like to do is gather all of the information that we can from you. Then we piece together the plan, materials, check the weather, etc. and then we provide a pretty accurate picture of how long it will take! We do a pretty darn good job with getting the right information up front, so that we can give you a clear picture of what to expect.

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Yes, our contractors are licensed and insured. Licensing ensures that they have met the necessary qualifications and standards to perform work in your area. Insurance protects you from liability in case of accidents or damages that occur during the project. We hold multiple licenses and a few are located in the footer of this website!

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We handle all kitchen and bath designs in-house. For larger structural changes—like moving walls—we work closely with a licensed architect and engineer to ensure everything is designed properly and built to code. This helps ensure your project is both beautiful and compliant with local Denver permitting requirements.

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We've got no issue with that. Let's all get on a call or have a cup of coffee to chat about what we're gonna get done together.

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