Roof repair and replacement in Ken Caryl and Columbine

Roofing in Ken Caryl, Columbine and Columbine Valley

Ken Caryl Ranch splits into three roofing worlds. The Valley, west of the hogback, is 1980s–2000s custom and semi-custom homes on large lots — steep pitches, long valleys, a lot of original cedar shake that has been or is being converted to Class 4 shingle or stone-coated steel. North Ranch is similar money in a smaller footprint. The Plains, east of C-470 along Ken Caryl Avenue and Chatfield, is 1970s–90s two-stories and tri-levels on architectural shingles, most re-roofed at least once after a hail season.

Storm damage roofing in Ken Caryl

A roofing company Ken Caryl homeowners hire needs to understand both storms. In summer the hail cells form right over the hogback and drop their biggest stones here, before they've had time to weaken further east. In winter the Chinook events between December and March come over the hogback and hit the Valley and the west-facing Plains slopes at 70–90 mph. Shingles with four nails and a dead seal strip come off in sheets. Any new roof in Ken Caryl should be quoted with six nails per shingle and a self-sealing starter on the rakes; if a quote doesn't say so, ask.

Columbine, Columbine Valley and Bow Mar

Columbine and Columbine Knolls are 1960s–80s ranches, split-levels and two-stories along Pierce, Wadsworth and Coal Mine. Many are on their third roof. Roof repair Columbine CO homeowners call about is usually a 1970s chimney flashed with caulk, a pipe boot cooked by the sun, or a roof that simply reached 20 years. Columbine Valley and Bow Mar are large-lot 1950s–70s homes, some with tile, some still on shake, many owned by the same family since the roof was new.

What fails here

• Wind-creased and missing shingles on west and northwest slopes after downslope wind nights. The Valley and the streets off South Valley Road get the worst of it.
• Hail bruises — Ken Caryl is under the storm cells before they've had time to weaken, and the June storms often drop bigger stones here than they do in Centennial.
• Shake roofs at end of life. Cedar shake lasts 20–30 years here and Jefferson County's foothills are a wildfire-interface zone. Most Ken Caryl HOAs now allow, and some encourage, Class 4 shingle or Class A stone-coated steel in a shake profile.
• Skip sheathing under old shake. When a shake roof comes off, the 1x boards it was nailed to need to be overlaid with OSB or plywood before shingles can go on. That adds $1,500–$4,000 to a Ken Caryl replacement and cheap quotes leave it out.
• Ice dams on the north eaves of the Valley homes that sit in the shade of the hogback all winter.
• Valleys and dormers on the cut-up custom roofs, where the original flashing was aluminum caulked in place.

Guides and typical Ken Caryl and Columbine costs

• Roof repair — most Columbine and Plains repairs are $300–$1,500; Valley homes with steep pitches run toward the top
• Roof replacement — a Columbine ranch with 18–22 squares runs $9,500–$16,000; a Ken Caryl Valley two-story with 35–45 squares and a shake tear-off, $20,000–$36,000
• Hail damage and claims — inspection, chalked photos, adjuster scopes
• Roof inspection — reports for buyers, sellers and insurance renewals
• Impact-resistant and metal roofing — standing seam and stone-coated steel for the Valley and North Ranch

After a storm in the Valley or the Plains

Storms here can drop hail and push hard wind within the same hour, so look for both. From the ground, check the west and northwest slopes for missing or creased shingles, then the gutters and downspouts for dents. On a shake roof, look for split or missing shakes and fresh, light-colored wood where hail knocked the weathered surface away. On stone-coated steel, look for chipped coating and bare metal at the edges. Photograph everything with the date, stay off steep pitches, and get the roof walked before deciding on a claim. If shingles are missing and rain or snow is coming, ask for a tarp first; the permanent fix can follow once the deck is dry.

Shake to shingle or steel: what the conversion involves

Converting a cedar shake roof is more than a shingle swap. The shake and any felt interlayment come off. The skip sheathing underneath gets overlaid with OSB or plywood so there's a solid deck. Ice-and-water membrane goes on at the eaves, valleys and penetrations, then synthetic underlayment, then new drip edge and flashing. A ridge vent is often added, because many shake roofs were vented differently. Then the new roof goes on. Expect more dump weight than a shingle tear-off, a little more time, and an HOA submission before any of it starts. Ask each contractor whether the decking overlay is priced in the quote or listed as an extra.

Questions for any contractor working here

• Are you licensed with Jefferson County, or with Columbine Valley or Bow Mar if that's where my house is?
• Have you done shake conversions nearby, and can I drive past a finished one?
• How many nails per shingle, and what starter goes on the rakes?
• Is the decking overlay included, and at what price?
• Who prepares the Master Association submission?
• What's the plan if a storm comes through mid-job?

Permits, licensing and HOAs

Ken Caryl Ranch, Columbine and Columbine Knolls are unincorporated Jefferson County, so a re-roof needs a Jefferson County building permit and a county-licensed contractor. Columbine Valley and Bow Mar are their own small towns with their own permits. The Ken Caryl Ranch Master Association reviews roof color and material, and the Valley has additional guidelines. Expect the contractor to supply the spec sheet and sample. Our post on signs a Littleton roof is near the end covers what to look for on a shake or shingle roof that's past 20.

Nearby

Chatfield, Roxborough, Grant Ranch, Marston and the Lakewood side of Bowles are covered by this guide too. Zip codes 80127, 80128 and 80123.