HOA SIDING REPLACEMENT IN DENVER

5280 Exteriors partners with Denver HOAs to deliver durable, code-compliant siding — on time and on budget.

FRONT RANGE HOA SIDING, DONE RIGHT

5280 Exteriors handles HOA siding replacement for condominium and townhome associations, apartment communities, and the property management firms that run them across Denver and the Front Range. We’re a James Hardie Elite Preferred Contractor and a back-to-back Presidents Club Award winner for 2024 and 2025.

We work across the Front Range from our Centennial office, including Denver, Aurora, Centennial, Littleton, Highlands Ranch, Parker, Lone Tree, Greenwood Village, Englewood, Lakewood, Golden, Arvada, Westminster, Broomfield, Thornton, Castle Rock, Boulder, Longmont, Fort Collins, and the Jefferson County foothills communities including Evergreen, Conifer, Genesee, and Morrison.

Request a walkthrough and budget range

Call (720) 707-6964

HOW AN HOA SIDING REPLACEMENT PROJECT WORKS

Walkthrough and condition assessment.
Budget range. Before a formal bid, we’ll give the board or manager a range they can take to a reserve conversation. Nobody should have to run a full bid process to find out whether a project is in the right order of magnitude.
Scope and proposal. Detailed, comparable scope with allowances identified. Written to be evaluated against other bids.

Board presentation if you want one.

Pre-construction planning. Phasing plan, site logistics, notification content, work hours, and points of contact.

Phased execution with progress documentation.

Phase and final walkthroughs with the board or manager.

Closeout. Warranty registration, documentation package, and reserve component data for your files.

WHERE WE FIT, AND WHERE WE DON'T

We’d rather be direct about this than waste your time in a bid process.
We’re strongest at replacement and reclad work on existing occupied buildings. That’s the core of what we do: pulling failing siding off communities built in the 1980s through the 2000s and putting James Hardie fiber cement back on, building by building, without displacing residents.
We are not a new-construction multifamily subcontractor. On ground-up projects the framing and window packages are typically set by the framer, the schedule belongs to the GC, and the work is a different trade relationship than the one we’re built for. If you’re constructing new, we’re likely not your best call.
Siding is where we add the most value. Roofing, windows, and decking we also do, and we’ll scope them alongside a siding project where it makes sense. But if you’re evaluating us on one thing, evaluate us on the reclad.

LEARN MORE ABOUT JAME HARDIE

WHO WE WORK WITH

HOA and condominium association boards. Volunteer boards making a six- or seven-figure decision with fiduciary duty to their members, usually working from a reserve study and often needing three competitive bids under their governing documents. We’re used to the bid process, the board meeting, and the owner communication that follows.
Community association management companies. Repeat relationships across a portfolio. What matters to you is that we’re responsive, that our documentation makes your board reporting easy, and that we don’t create problems that land on your desk. We’ll work as your subcontractor of record or contract directly with the association, whichever your structure requires.
Apartment owners and asset managers. Capex on a schedule, cost per door, and work that doesn’t drive turnover. We phase around occupancy rather than around our own convenience.
Owner-developers Deferred exterior maintenance that’s turned into a water intrusion problem, and a decision about whether to patch or reclad.

THE RESERVE STUDY ARGUMENT FOR FIBER CEMENT

This is the part most contractors don’t lead with, and it’s usually the strongest financial case in the room.
A repaint cycle is a recurring reserve line item that never goes away. Wood, hardboard, and older composite siding in Colorado needs repainting roughly every five to eight years, plus periodic board substrate repair as failing material lets water in.
James Hardie with ColorPlus changes the shape of that liability. ColorPlus is a factory-applied baked-on finish, not field paint, carrying a 15-year limited warranty against peeling, chipping, and cracking. The product itself carries a 30-year non-prorated limited warranty.
The reclad is a large one-time capital event. What it buys is the removal or dramatic extension of a recurring operating expense, and a substrate that isn’t quietly rotting between paint cycles. For boards and managers, that reframes the conversation: it’s not reclad cost versus doing nothing, it’s reclad cost versus continuing to paint, patch, and chase water intrusion on material that’s already failing.
Reserve planning itself is your analyst’s job, not ours. What we can give you is a written condition assessment of what’s currently on the buildings and a realistic cost range, the kind of field information that’s more useful to a reserve conversation than a drive-by estimate.

FIRE SEPARATION IN ATTACHED HOUSING

Townhomes, condos, and apartments share walls. That makes the exterior wall assembly a life safety component in a way it isn’t on a detached home.
James Hardie fiber cement is noncombustible. It doesn’t contribute fuel to a fire the way wood, hardboard, or vinyl siding does. For attached housing this matters at three levels: code compliance, insurance underwriting, and the practical reality that units are five feet apart.
For foothills communities, this is the whole conversation. Associations in Evergreen, Conifer, Genesee, Morrison, and the Jefferson County foothills are dealing with wildland-urban interface requirements, including the Jefferson County Wildfire Resiliency Code that took effect July 1, 2026. Noncombustible cladding is central to compliance and increasingly to getting a master policy written at all.
We’ve done significant WUI-code siding work in these communities. If your association is in the foothills, that’s a specific conversation and we should have it early in your planning cycle rather than late.

HAIL, INSURANCE, AND THE MASTER POLICY

Colorado HOA and multifamily insurance has gotten difficult. Hail losses across the Front Range have pushed premiums and deductibles up, and in some cases moved carriers to percentage deductibles or restricted wind and hail coverage entirely.
How cladding factors in: fiber cement dents under severe hail rather than cracking or puncturing the way aged vinyl and hardboard do. Fewer penetrations means fewer water intrusion claims, which is what underwriters are actually pricing.
On roofing, impact-resistant Class 4 shingles are relevant to the same conversation. Some carriers offer a premium discount for them, though it varies by company and policy; that’s a question for your broker, and we’d be skeptical of any contractor who tells you it’s guaranteed.
If you’re working a hail claim, we’ll document damage, meet the adjuster on site, and make sure the scope reflects what’s actually damaged across the whole property rather than the two buildings the adjuster walked. Large communities are routinely underscoped on the first pass.

WORKING IN OCCUPIED
COMMUNITIES

This is the operational half of the job, and it’s where projects go wrong.
Sequencing. Larger projects get broken into phases by building or elevation so the whole community isn’t under construction at once. We work out the sequence with the board or manager before we mobilize: you know your property, parking constraints, and residents better than we do, so that plan gets built together.
Resident communication. Residents need to know when work is coming to their building, what to move off patios and balconies, and how parking will be affected. We’ll give you the schedule and project details you need. The notice itself should come from the board or management company, through channels residents already recognize.
Patios, balconies, and personal property. Residents need clear instruction and lead time on clearing personal items, grills, planters, and satellite dishes. We don’t move residents’ belongings.
Pets and access. Ground-level work near patios and fenced yards needs coordination, and it’s worth flagging to residents ahead of time.
Work hours. We hold to hours the association sets. If your governing documents or municipal noise ordinance restrict start times, tell us during bidding, not after; it affects schedule and price.
Site logistics. Material staging, dumpster placement, lift and scaffold positioning, and crew parking all get planned against your site map in advance. On dense sites this belongs in the pre-construction meeting.
Daily site condition. Fiber cement generates debris and cut dust. Sites get cleaned daily, with magnet sweeps for fasteners in parking and walkway areas.
One point of contact. You get a project manager who knows your property and answers the phone, rather than a different person every time you call.

WORKING WITH BOARDS AND MANAGERS

Competitive bidding. Most association governing documents require multiple bids on capital projects. We scope in a format that lets a board compare apples to apples, which is frequently the actual problem with a three-bid packet, since contractors scope differently and boards end up comparing numbers that don’t describe the same work.
Board presentations. We’ll present at a board meeting or an owners’ meeting, walk through scope and phasing, and take questions from owners directly. Boards shouldn’t have to defend a contractor’s scope on the contractor’s behalf.
Documentation. Progress photos, written change orders, lien waivers, and closeout documentation including warranty registration. If your management company has specific reporting requirements, tell us during bidding and we’ll work to them.
Projects that outlast board terms. A large reclad can span an election. Scope changes get documented in writing so an incoming board isn’t reconstructing what was agreed to.
Construction defect context. A number of Colorado condominium and townhome communities built in the 1990s and 2000s have existing or resolved construction defect claims related to original cladding and water intrusion. If your community is in that situation, tell us early; it affects scope, documentation, and sometimes what can be disturbed. We’ll work with your association counsel.

JAMES HARDIE SIDING FOR HOA REPLACEMENT PROJECTS

James Hardie manufactures two regional formulations. HZ5 is engineered for freeze-thaw climates like Colorado’s; HZ10 is for hot, humid regions. We spec HZ5 on every project here. Available in lap, vertical panel, and shingle profiles, with HardieTrim, in ColorPlus factory finish or primed for field paint where an association wants control over future color changes.

COMPONENT

TERM

James Hardie Product

30-year limited, non-prorated

ColorPlus Finish

15-year limited

5280 Exteriors Workmanship

10 years

Weather barrier and flashing. The part nobody sees and the part that determines whether the reclad actually solves the water problem. HardieWrap, flashing at every penetration, and a proper drainage plane. On communities with a history of intrusion, this is the work that matters more than the cladding.
Substrate repair. On buildings where failing siding has been letting water in, sheathing repair is part of the scope. We assess during pre-construction and carry an allowance rather than surprising a board with a change order mid-project.

HOA SIDING REPLACEMENT FREQUENTLY ASKED QUESTIONS

Do residents have to move out?

No. We phase the work so residents stay in their homes. What they’ll experience is noise during working hours, temporary loss of patio or balcony use during their building’s phase, and some parking disruption. All of it is communicated with lead time.

How long does a community project take?

It depends on building count, unit count, and how aggressively you want it phased. A small townhome community may run weeks; a large multi-building association runs months. We build a phasing schedule during pre-construction so the board can see the whole timeline before committing.

Can the project be split across budget years?

Frequently, yes. Some associations phase a reclad across two or three fiscal years to align with reserve funding and avoid a special assessment. It costs somewhat more in total because of repeat mobilization, but for many boards that tradeoff is worth it. We’ll price both approaches so the board can choose with real numbers.

What happens if you find rot behind the old siding?

On buildings where water has been getting in, expect that we will. We’d rather address it in the proposal up front, either as an allowance or as a clearly stated unit price, than surprise a board with a change order mid-project, and we document what we find with photos. Boards should be cautious of any bid that doesn’t account for this at all. It’s not optimism, it’s a change order waiting to happen.

Will you present to our board or at an owners' meeting?

Yes. We’ll walk through scope, phasing, and cost, and take questions from owners directly.

Can you match our existing architectural scheme?

Usually. ColorPlus offers a defined palette; where an association needs a specific color outside it, primed product with field paint is an option that gives the community control over future repaints. We’ll bring physical samples for board review rather than working from a chart.

Do you work with our management company or contract directly with the association?

Either. Tell us your structure and we’ll fit it.

How do you handle owner complaints during construction?

Complaints route to our project manager, not to your board or your manager. That’s the point of a single point of contact. We log them and report resolution in the progress documentation.

Are you licensed and insured?

Yes, licensed and fully insured, and we’ll provide certificates of insurance naming the association and your management company as additional insured on request. We are not a bonded contractor. If your governing documents or your management company require a payment and performance bond on a project this size, tell us early in the process so nobody’s time gets wasted.

START WITH A WALKTHROUGH
If you’re a board member looking at a reserve study line item, a manager fielding water intrusion complaints, or an owner deciding whether to patch or reclad, the useful first step is a walkthrough and a budget range. No bid process required to get there.

REQUEST A WALKTHROUGH