Start With the Roof and Flashing
Freeze-thaw is the main driver of winter roof failure on the Western Slope. Meltwater runs down a sun-warmed slope during the day, refreezes overnight at the eave, and backs up under the shingle course. UV exposure at this elevation also ages asphalt shingles faster than the same product at sea level.
A fall inspection should be documented with photos so the same areas can be compared next season.
- Lifted, curled, cracked, or granule-bare shingles, especially on south and west exposures
- Flashing at chimneys, sidewalls, skylights, and vent penetrations
- Sealant at pipe boots — cracked boots are one of the most common leak sources
- Ridge and soffit ventilation, which controls the attic temperature that drives ice damming
- Gutters and downspouts cleared and discharging well away from the foundation
Seal the Building Envelope
Air and water intrusion points get worse every freeze-thaw cycle. Caulk joints that have separated, replace failed door sweeps and thresholds, and repair siding or trim where the paint film has broken and the substrate is exposed. Bare wood that goes into winter wet stays wet until spring.
- Window and door perimeter sealant
- Siding butt joints, corner boards, and trim penetrations
- Hose bibs — install freeze-proof bibs or insulated covers
- Crawlspace vents and foundation penetrations
Decks, Walkways, and Drainage
Snow load and repeated shoveling accelerate wear on decks and stairs. Check ledger attachment and flashing, guardrail rigidity, stair stringers, and any framing member with standing water or soft spots. Grade and drainage matter just as much: water directed toward a foundation in November becomes a frost-heave and moisture problem by February.
Irrigation and Mechanical Shut-Down
Irrigation blow-out timing in the Montrose and Uncompahgre Valley area is driven by the first sustained freeze, not by the calendar. Coordinate blow-out, backflow protection, and exterior plumbing insulation before that window rather than after. Heating equipment service should be scheduled early in the fall while trade availability is still open.
How We Handle This as One Project
A fall exterior list usually crosses roofing, carpentry, painting, and plumbing. Rather than booking four separate contractors, we assess the property, write a single prioritized scope, coordinate the qualified trades for each item, and document the work with photos. That matters most for owners who are not local to the property year-round.