Roofing in Highlands Ranch

Highlands Ranch is a master-planned community, and it's unincorporated. Douglas County is its government, the Highlands Ranch Metro District runs parks, roads and water, and the Highlands Ranch Community Association (HRCA) enforces the covenants. The first homes went up in 1981, so the oldest houses have likely been reroofed at least once. The area sits at about 5,800 feet in the hail belt south of Denver. For a reroof, that means a county permit and, for most homes, an HRCA approval.

Hail in Highlands Ranch

We counted hail days from NOAA's Storm Events Database: distinct dates with at least one report of hail 1 inch or larger within 5 miles of Highlands Ranch's center point. Data runs from April 2010 through July 2026.

• 22 hail days with 1-inch or larger stones since April 2010.
• 7 of those came in 2021 or later, tied with Parker for the most of the 18 cities in this guide.
• The largest stone reported was 1.75 inches, on five different days: June 6, 2012; June 5, 2014; June 6, 2016; June 19, 2018; and July 8, 2023.
• Highlands Ranch's count of 1-inch hail days ranks sixth of the 18 Colorado cities in this guide (see hail by city).

NOAA's record depends on spotters and the public reporting what they see, so it misses storms and can't tell you what hit your roof. Two 1-inch days in June 2026 are a reason to look at your roof, not proof of damage. To see storms near your own house, check your exact address. For what stone sizes do to shingles, see hail size and damage, and for a safe first look, our after-a-storm walk-around.

Permits and inspections

The Douglas County Building Division issues roofing permits and inspects under the 2024 International Codes and the manufacturer's installation instructions. Colorado has no statewide residential code, so this is the county's adopted code. As of October 2026:

• When you need a permit: for repair or replacement of more than one roofing square (100 square feet). Each separate structure needs its own permit.
• Applying online: basic reroofs can be submitted through the county's online services when the old roof is asphalt, masonite or metal and the new one is asphalt or metal.
• Tear-off: one layer of asphalt shingles only. An asphalt roof can't be overlaid with another layer.
• Inspections: a final on every roofing permit. A mid-roof inspection only for tile, slate, stone-coated steel and other systems with battens, at 25% to 50% complete. Requests before 3:30 p.m. are usually done the next business day.
• Ladder: the permit holder provides a secured ladder. Inspectors don't carry them.
• Ice barrier: required only above 7,000 feet, reaching at least 24 inches inside the exterior wall. Highlands Ranch sits well below that, so it's a choice here, not a county rule.
• Drip edge: eave metal at least 4 by 2 inches; rake metal at least 2 by 1 inches or D-style.
• Wind: asphalt shingles must be listed under ASTM D7158, at least Class D (115 mph) below 7,000 feet.
• Weight: a roof system over 600 pounds per square (100 square feet) needs a Colorado-registered structural engineer's analysis. That matters if you're switching to tile.

The county's roofing permit application (April 2026) also notes that damaged or rusted flashing must be replaced and that underlayment and ventilation must meet code. Fees are set by valuation in the county's roofing fee schedule; call 303-660-7497 to confirm yours. See the reroof process for what happens on site.

Who can do the work

Colorado has no state roofing license. Douglas County requires roofing contractors to register with it before a permit is issued. Its registration requirements list a single roofing class with no testing requirement, a $150 fee, liability insurance of at least $300,000 per occurrence and workers' comp. Those documents date from 2015 and 2021, so confirm current terms with the county.

Check a roofer with the county's contractor search, which shows registration documents. Because there's no test, registration tells you the roofer is insured and on file, not that they're skilled. Homeowners can act as their own contractor by signing the county's homeowner agreement. Then run the rest of the checks on our check out a roofer page.

Class 4 and wildfire rules

We found no Class 4 (impact-resistant) shingle requirement in Douglas County's roofing rules, checked October 30, 2026. See Class 4 shingles for what the rating does and doesn't mean.

Douglas County ties fire ratings to the 2025 Colorado Wildfire Resiliency Code map. Roof coverings in low, moderate or high fire intensity areas must be Class A; elsewhere the minimum is Class C. Projects in fire intensity Class 1 (yellow) or Class 2 (orange and red) are subject to the wildfire code. Wood shakes and shingles aren't permitted in unincorporated Douglas County, except to match on repairs under 25% of the roof. Check your address on the county's wildfire resiliency map, linked from its roofing permits page. Ask your roofer to show you the fire rating on the product listing.

HOAs and historic districts

HRCA requires homeowners to submit plans and get approval before installing most exterior improvements. Per its home improvement overview, as of October 2026:

• Submit online or on paper before work begins.
• Fees are $15, $40 or $100 depending on the submittal type.
• HRCA has 30 days to respond. Its architectural committee meets the first and third Wednesdays.

We couldn't find HRCA's roof-specific rules online, such as approved materials or whether a same-color replacement needs a submittal. HRCA does require submittals even for repainting in existing colors, so assume a roof needs one until you hear otherwise. Call Community Improvement Services at 303-471-8821 before you sign. If your neighborhood also has its own sub-association, check its rules too. If an association insures the roof, see our condo, townhome and HOA roofs guide.

Finding your roof's history

Search past permits with Douglas County's permit search by address or permit number. HRCA's records may also show past roof submittals for your address; ask when you call. Our roof age guide covers other ways to date a roof.

Local resources

• Douglas County roofing permits, Building Division 303-660-7497
• Douglas County building online services
• Douglas County contractor search
• HRCA home improvements, 303-471-8821
• Douglas County Assessor
• National Weather Service Denver/Boulder

Common questions

Who issues roofing permits in Highlands Ranch?

Douglas County. Highlands Ranch is unincorporated, so the Douglas County Building Division (303-660-7497) handles permits and inspections. The Highlands Ranch Metro District and the Highlands Ranch Community Association don't issue building permits.

Do I need HRCA approval to replace my roof?

HRCA requires approval before most exterior improvements. We couldn't find its roof-specific rules online, so call Community Improvement Services at 303-471-8821 before you sign a contract, even if you're keeping the same color and material.

Does Douglas County require a mid-roof inspection?

Only for tile, slate, stone-coated steel and other systems with battens, at 25% to 50% complete. Asphalt shingle reroofs need only a final inspection. The permit holder must provide a ladder.

Can I put wood shakes on my Highlands Ranch roof?

No. Wood shakes and shingles aren't permitted in unincorporated Douglas County, except to match on repairs covering less than 25% of the roof.