Roofing Cost in Westminster, CO

Denver-metro pricing guide for roof replacement and repair in Westminster — by home size, material, and neighborhood, with Adams and Jefferson County permit notes and Front Range hail Class 4 shingle savings.

$17,500
Typical 2,000 sq ft Westminster architectural asphalt install
$675
Average Westminster hail and storm repair call
15–28%
Colorado insurance discount for verified Class 4 shingles
18–22 yrs
Architectural asphalt lifespan in the Denver-metro climate

Roofing cost in Westminster runs well above the U.S. national average because the city sits inside the most active hail-impact corridor in North America, on the northern edge of the Denver metro between Adams and Jefferson counties. Most full replacements on a 2,000 square foot Westminster home land between $13,200 and $22,000 for mid-grade architectural asphalt, depending on pitch, tear-off layer count, decking condition after years of high-altitude UV exposure near 5,300-foot elevation, and the choice between standard and Class 4 impact-resistant shingles. Premium materials such as standing-seam metal, stone-coated steel, and concrete tile push the range to $21,000 to $44,000 on the same home, while a fully-loaded Class 4 install with synthetic underlayment and upgraded flashing can reach $27,000 even on architectural asphalt.

Three Westminster-specific forces shape every bid you receive. First, the Front Range hail belt drives most local insurance carriers to demand Class 4 shingles, ACV-only settlement on older roofs, or 1 to 2 percent wind and hail deductibles — choices made before a storm hits often determine whether a future claim covers $5,000 or $25,000. Second, mile-high UV combined with 100-plus annual freeze-thaw cycles shortens asphalt lifespan to 18 to 22 years versus 25 to 30 years at sea level, which changes the asphalt-versus-metal lifecycle math meaningfully. Third, because Westminster straddles two counties, your permit, contractor registration, and inspection path depend on which side of the line your home sits on, layered on top of the city eTRAKiT permit system and current International Residential Code amendments — a contractor unfamiliar with the Westminster Building Division adds days or weeks to your project. See the statewide Colorado roofing cost guide for context, and browse Best Roofing Estimates’ hub of service areas at where we serve for nearby Denver-metro pricing benchmarks.

Westminster Roofing Cost Estimator by Home Size & Material

The table below shows Westminster-calibrated installed pricing across the four materials most common on Denver-metro homes. Ranges include tear-off of one existing layer, synthetic underlayment, ice-and-water shield at eaves and valleys, step and kick-out flashing, ridge ventilation, code-compliant nailing, disposal, and permit. The architectural asphalt column reflects Class 3 (standard) shingles; add roughly 10 to 18 percent for Class 4 impact-resistant upgrades that qualify for the 15 to 28 percent insurance premium discount. Steep pitches over 8:12, two-layer tear-offs on older homes, and decking replacement after years of high-altitude UV degradation push costs toward the upper end of each range. For a national reference point, compare these figures with our roofing cost by the square foot guide.

Home Size Architectural Asphalt Standing-Seam Metal Stone-Coated Steel Concrete Tile
800 sq ft $5,300–$8,800 $9,000–$15,000 $8,400–$13,200 $10,200–$16,200
1,000 sq ft $6,600–$11,000 $11,300–$18,800 $10,500–$16,500 $12,800–$20,200
1,500 sq ft $9,900–$16,500 $17,000–$28,200 $15,800–$24,800 $19,200–$30,300
2,000 sq ft $13,200–$22,000 $22,600–$37,600 $21,200–$33,200 $25,600–$40,400
2,200 sq ft $14,500–$24,200 $24,900–$41,400 $23,300–$36,500 $28,200–$44,400
3,000 sq ft $19,800–$33,000 $33,900–$56,400 $31,800–$49,800 $38,400–$60,600

Ranges assume a standard 4:12 to 8:12 pitch, one-layer tear-off, and standard Denver-metro labor. Steep walkout-basement gables in Legacy Ridge or The Ranch, two-layer tear-offs on older South Westminster homes, full deck replacement after years of UV degradation, or HOA-required color and material upgrades in Bradburn Village or Standley Lake will push bids higher. Class 4 impact-resistant shingles add roughly 10 to 18 percent.

Westminster Roof Cost Calculator

Enter your home size and select a material for an instant Westminster-calibrated installed price range. Numbers reflect Denver-metro labor, mile-high UV-rated underlayment, ice-and-water shield at the eaves, and a permit pulled through the Westminster eTRAKiT system.



Estimated Westminster installed range will appear here.

Estimate only. Westminster roof area is assumed at 1.3× living-area footprint. Actual bids vary with pitch, tear-off layers, decking condition, HOA architectural review in master-plan communities, and the Class 3 versus Class 4 shingle decision.

Westminster Roof Replacement Cost: Complete Breakdown

A typical Westminster reroof bid is the sum of seven distinct line items. Understanding each one is the fastest way to read a proposal, spot padding, and compare apples to apples across three contractor quotes. The ranges below reflect a 2,000 square foot single-story home in Countryside, Cotton Creek, or Sheridan Green using mid-grade architectural asphalt with a one-layer tear-off and standard Denver-metro scope. See the broader roof replacement cost guide and the national replacement cost benchmark for context on how Westminster compares.

Cost Component Westminster Range What It Covers
Tear-off & disposal $1,400–$2,800 Strip existing shingles, remove nails, dumpster delivery, and disposal at a local Denver-metro transfer station or landfill.
Decking inspection & repair $300–$2,200 Replace UV-degraded plywood or OSB sheathing, re-nail to current IRC schedule, repair around vent boots and chimneys.
Underlayment & ice-and-water $700–$1,500 Synthetic underlayment across the field; self-adhered ice-and-water membrane at all eaves, valleys, and wall penetrations — non-negotiable on Colorado snow loads.
Shingles or finish material $3,700–$7,600 Class 3 architectural asphalt at the low end (GAF Timberline HDZ, Owens Corning Duration); Class 4 impact-resistant (Malarkey Vista, IKO Nordic, GAF Timberline AS II) at the high end.
Flashing & pipe boots $500–$1,400 New step, kick-out, and chimney flashing in galvanized or aluminum; lifetime pipe-jack boots, sealed at all wall transitions.
Ventilation upgrade $300–$900 Continuous ridge vent paired with soffit intake; high-altitude attic ventilation calculations to prevent ice damming during winter freeze-thaw cycles.
Permit & surcharges $150–$450 Westminster re-roofing permit through the eTRAKiT system, final inspection fee, and Adams County or Jefferson County registration where applicable.
Labor & overhead $5,200–$8,800 Crew wages at $55–$90 per hour, supervision, general liability, workers’ compensation, mobilization, and contractor profit margin.

Two line items drive most of the variance between bids in Westminster. Decking is the largest source of bid uncertainty because nothing can be quoted precisely until tear-off exposes the sheathing — high-altitude UV degrades plywood faster than most homeowners expect, and 1970s and 1980s-era OSB on older South Westminster and Hyland Hills homes often shows soft spots requiring partial replacement. Ask for a per-sheet unit price on plywood replacement so you can compare apples to apples. The shingle line is the second swing factor — the Class 3 versus Class 4 decision typically adds $1,500 to $3,500 to a 2,000 square foot Westminster install but recovers it through 15 to 28 percent insurance premium savings over roughly three to seven years on a typical Front Range homeowner policy.

Asphalt vs Metal: Which Is Better Value in Westminster?

The asphalt-versus-metal decision in Westminster is shaped almost entirely by hail. A standard Class 3 asphalt roof has a useful life of 18 to 22 years in the Denver-metro climate, but the average Front Range hailstorm cycle hits a given Westminster home with a claim-eligible event roughly every 7 to 10 years. That means most Westminster asphalt roofs are insurance-replaced once or even twice during their nominal warranty window, with rising deductibles and ACV settlements eating into recoveries over time. Standing-seam metal and stone-coated steel sidestep the hail-replacement cycle almost entirely — both rate UL 2218 Class 4 and rarely incur claimable damage from anything short of softball-sized hail. The table below compares architectural asphalt and standing-seam metal head to head on a 2,000 square foot Westminster home. Browse our material deep-dives on asphalt roofing and metal roofing for full pros and cons.

Factor Architectural Asphalt Standing-Seam Metal
Installed cost (2,000 sq ft) $13,200–$22,000 $22,600–$37,600
Expected lifespan in Denver-metro climate 18–22 years (Class 3) / 22–28 years (Class 4) 45–60 years (Galvalume or aluminum)
Hail performance (UL 2218) Class 1–3 standard; Class 4 available at 10–18% premium Inherently Class 4; cosmetic dents possible but functional damage rare
Insurance discount (Colorado) 15–28% with verified Class 4; 0% on Class 3 15–28% widely available; some carriers extend further on standing-seam
UV & high-altitude tolerance Granule loss accelerates near 5,300 ft; periodic granule check advised Kynar/PVDF finishes shrug off mile-high UV with minimal fade
Snow shedding & freeze-thaw Holds snow; relies on ice-and-water shield to stop ice dams Sheds snow readily; fewer ice-dam issues on adequate pitch
25-year cost of ownership Often one mid-life hail replacement; deductibles add up Higher upfront, but typically no replacement inside 25 years

For most Westminster homeowners staying five to ten years, a Class 4 impact-resistant architectural asphalt roof is the sweet spot: it captures the 15 to 28 percent insurance discount, survives most hail events that would total a Class 3 roof, and costs a fraction of metal upfront. For owners planning to stay 15 years or more — especially in Legacy Ridge, The Ranch, and other higher-value neighborhoods where curb appeal and lifecycle cost both matter — standing-seam metal or stone-coated steel usually wins the long-run math by skipping the hail-replacement treadmill entirely. Compare both against concrete tile roofing and wood shake roofing if your HOA permits them, though wood shake is increasingly restricted in Front Range fire-aware communities.

Roof Replacement Cost by Westminster Neighborhood

Westminster pricing shifts by neighborhood based on home age, roof pitch and complexity, HOA architectural rules, and whether the property sits on the Adams County or Jefferson County side of the city. The ranges below assume a 2,000 square foot home with mid-grade Class 3 architectural asphalt; Class 4 impact-resistant upgrades, steep roofs, and premium materials run higher. Use these as planning anchors, not firm quotes.

Westminster Area Typical Range (2,000 sq ft) vs. City Avg. Local Factors
Legacy Ridge $15,500–$26,000 Higher Larger custom and golf-course homes with steeper, more complex roofs and HOA color and material review.
The Ranch $16,000–$27,000 Higher The city’s priciest homes; large footprints and premium-material expectations drive the top end.
Bradburn Village $14,000–$23,500 Slightly higher Newer mixed-density homes; tight lots and HOA design standards add staging and color-match steps.
Standley Lake $13,000–$21,800 At average Established Jefferson-County-side homes near the reservoir; mature trees can complicate access and cleanup.
Countryside $12,800–$21,500 At average Large, consistent tract subdivision; uniform roof shapes keep most bids near the city median.
Cotton Creek / Ranch Reserve $13,200–$22,200 At average North-side neighborhoods; some two-story homes with steeper pitches nudge labor upward.
Hyland Hills / Sheridan Green $12,500–$21,000 Slightly lower Mature central neighborhoods; simpler ranch and split-level roofs, though older decking can need repair.
South Westminster / Westminster Station $12,200–$20,500 Lower Older Adams-County-side homes near light rail; smaller, simpler roofs but more frequent decking surprises.

The single biggest local driver is not the neighborhood itself but the county line that runs through the city. Homes on the Adams County side and homes on the Jefferson County side can face different insurance actuarial assessments and, in unincorporated pockets, different building-department paths — worth confirming with your contractor before signing. Roofing costs across Westminster also sit broadly in line with neighboring Denver-metro suburbs; compare nearby benchmarks in Arvada, Thornton, and Denver.

Roof Repair Cost in Westminster

Not every Westminster roof problem calls for a full replacement. Hail bruising, wind-lifted shingles, failed pipe boots, and ice-dam leaks are common Front Range repair calls, and catching them early often saves thousands. The table below shows typical Westminster repair pricing; severe or recurring issues usually point toward replacement, especially on a roof already past 15 years. Explore the full roof repair cost guide for repair-versus-replace decision factors.

Westminster Repair Type Low End Typical High End
Replace a few missing or wind-lifted shingles $250 $500 $950
Cracked or leaking pipe boot / vent flashing $200 $450 $900
Chimney or valley flashing repair $400 $900 $2,200
Active leak diagnosis & targeted repair $350 $850 $2,000
Ice-dam damage repair & heat-cable install $450 $1,400 $3,500
Hail-damage spot repair (pre-claim) $400 $1,100 $2,800
Partial section re-shingle $1,200 $2,800 $5,500

After any significant Front Range hailstorm, get a professional inspection before filing a claim — a reputable Westminster roofer documents bruising, granule loss, and soft metal damage with photos that support a full-replacement claim when warranted. Be wary of storm-chasing crews who appear door-to-door immediately after a hailstorm; the most reliable contractors are licensed, locally established, and willing to wait for a proper adjuster inspection rather than pressuring you to sign on the spot.

How Westminster’s Climate Affects Your Roof

Westminster sits near 5,300 feet on the northern Front Range, where a hail-prone summer, intense high-altitude sun, heavy snow loads, and downslope winds combine to age roofs faster than almost anywhere else in the country. Five climate forces should drive your material and detailing decisions.

Front Range Hail

Westminster scores among the highest hail-risk cities in the nation, with damaging events common in late spring and summer. Class 4 impact-resistant shingles are the single most cost-effective upgrade here, both for survivability and the insurance discount.

High-Altitude UV

At mile-high elevation, UV intensity strips asphalt granules and dries out sealants faster than at sea level, trimming shingle life by several years. UV-stable underlayment and reflective or high-grade shingles pay off.

Snow Load & Ice Dams

Heavy spring snows and 100-plus annual freeze-thaw cycles create ice dams on north-facing eaves. Self-adhered ice-and-water shield at eaves and valleys plus balanced attic ventilation are essential, not optional.

Chinook & Downslope Wind

Downslope chinook winds off the foothills can gust well past 60 mph in winter. Wind-rated shingles, six-nail attachment, and properly sealed starter courses keep edges and ridges from lifting.

Big Temperature Swings

Wide day-to-night temperature swings drive constant thermal cycling that fatigues sealants and fasteners. Quality flashing details and flexible, properly sealed accessories matter as much as the shingle itself.

Best Install Timing

Late summer through fall offers the most reliable installation weather, before winter snow and after peak hail season. Booking early in the season also avoids the post-storm rush that stretches lead times.

Ready to Compare Westminster Roofing Quotes?

Get matched with licensed, locally established Westminster roofers who know Front Range hail, Adams and Jefferson County permits, and Class 4 insurance discounts. Compare multiple written bids at no cost.

Roof Replacement Financing in Westminster

Because Front Range hail makes roof replacement a when-not-if expense, most Westminster homeowners pay through one of several channels. Insurance claims cover the majority of storm-related replacements; the options below handle deductibles, upgrades, and out-of-pocket work.

Financing Option Typical Terms Best For
Homeowners insurance claim You pay only the wind/hail deductible (often 1–2% of dwelling coverage) Hail and storm damage — the most common Westminster path
Contractor financing Promotional 0% intro periods or fixed installments through the roofer’s lender Deductibles and Class 4 upgrades when cash on hand is tight
Home equity loan / HELOC Lower rates secured by home equity; longer repayment terms Premium materials or out-of-pocket full replacements
Manufacturer rebate programs Seasonal shingle-maker promotions through certified installers Offsetting the Class 3-to-Class 4 upgrade cost
FHA Title I home improvement loan Government-backed loan for roofing without requiring equity Owners with limited equity needing a non-storm replacement
Personal loan Unsecured, fast funding; higher rates than equity-backed options Smaller repairs or quick turnarounds without tapping equity

A note on insurance: confirm whether your policy pays replacement cost value (RCV) or actual cash value (ACV). Many Front Range carriers shift older roofs to ACV, which depreciates the payout and leaves you covering the gap. Knowing your policy type and deductible before a storm is the difference between a manageable bill and a five-figure surprise.

When Should Westminster Homeowners Replace Their Roof?

In a hail-belt city like Westminster, the decision to replace is often forced by a storm rather than age. Still, several signals tell you a roof is near the end of its service life and worth replacing proactively before the next big hailstorm.

Age past 18–20 years

A Class 3 asphalt roof at the Denver-metro elevation typically reaches end of life at 18 to 22 years. Past that window, granule loss and brittleness make it far more likely to fail in a hailstorm.

Granules in the gutters

Heavy granule accumulation after rain or snowmelt signals UV-driven shingle breakdown — common on south-facing Westminster slopes that bake under mile-high sun.

Documented hail bruising

Soft, bruised spots where granules have been knocked loose by hail compromise the mat. An adjuster-verified bruise count often supports a full insurance replacement.

Recurring leaks or ice dams

Repeated leaks or annual ice-dam damage point to failing underlayment or ventilation that targeted repairs cannot fix — a full replacement resets the whole system.

If you are replacing anyway, this is the moment to upgrade to Class 4 impact-resistant shingles. The premium is modest relative to the full job, it unlocks the 15 to 28 percent Colorado insurance discount, and it dramatically reduces the odds of being back on the roof after the next hailstorm.

How to Hire a Westminster Roofing Contractor

Colorado does not issue a statewide roofing license, so vetting falls to you. The hail belt also draws out-of-state storm chasers after every major event. Use the checklist below to separate established Westminster roofers from fly-by-night crews.

What to Verify Why It Matters in Westminster
Local registration & insurance Confirm general liability and workers’ compensation, plus any contractor registration required by the city or by Adams or Jefferson County for your property.
Pulls the permit in their name A legitimate roofer pulls the re-roofing permit through the Westminster eTRAKiT system — never accept a bid that asks you to pull it or skip it.
Local track record & reviews Look for a permanent Denver-metro address and years of local hail-claim experience, not a magnetic truck sign that appeared after the last storm.
Manufacturer certification GAF Master Elite, Owens Corning Preferred, or similar credentials unlock stronger workmanship warranties on Class 4 systems.
Detailed written scope Insist on a line-item bid listing underlayment, ice-and-water shield, flashing, ventilation, decking unit pricing, and shingle class — vague one-line quotes hide costly surprises.

Always collect at least three written bids and compare them line by line, not just on bottom-line price. The cheapest quote often omits ice-and-water shield coverage, full flashing replacement, or a realistic decking allowance — corners that surface as change orders or leaks later. Start by browsing the Best Roofing Estimates homepage and reading current cost guidance on our roofing blog before you start calling contractors.

Westminster Roofing Resources & Related Guides

Use these guides to dig deeper into materials, home sizes, and nearby Denver-metro pricing as you plan your Westminster roof project.

Cost by home size

800 sq ft ·
1,000 sq ft ·
1,500 sq ft ·
2,000 sq ft ·
2,200 sq ft ·
3,000 sq ft

Cost by material

Roof cost by material overview ·
Asphalt roofing ·
Metal roofing ·
Concrete tile roofing ·
Wood shake roofing

Replacement, repair & nearby Colorado cities

Full replacement cost guide ·
Roof replacement ·
Roof repair ·
Cost by the square foot ·
Colorado roofing costs ·
Denver, CO ·
Arvada, CO ·
Thornton, CO ·
Lakewood, CO ·
Boulder, CO ·
Aurora, CO

More from Best Roofing Estimates

Where we serve ·
About Best Roofing Estimates ·
Roofing blog ·
Privacy policy ·
Homepage

Popular cities

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Frequently Asked Questions About Roofing Cost in Westminster

How much does a new roof cost in Westminster, CO?

A new roof in Westminster typically costs between $13,200 and $22,000 for a 2,000 square foot home using mid-grade Class 3 architectural asphalt shingles, with most homes landing near $17,500 once tear-off, synthetic underlayment, ice-and-water shield, ventilation, flashing, permit, and disposal are included. Smaller 1,000 to 1,500 square foot homes run roughly $6,600 to $16,500, while standing-seam metal and concrete tile push a 2,000 square foot home into the $22,000 to $40,000 range. Class 4 impact-resistant shingles add about 10 to 18 percent but unlock a 15 to 28 percent Colorado insurance discount.

What is the average cost to replace a roof in Westminster?

The average Westminster roof replacement runs approximately $13,200 to $22,000 on a 2,000 square foot home using mid-grade architectural asphalt, including tear-off, synthetic underlayment, ice-and-water shield at the eaves and valleys, balanced attic ventilation, flashing, permit, and disposal. Stepping up to Class 4 impact-rated shingles for hail resistance adds roughly $1,500 to $3,500. Roof area, pitch, the number of existing layers to tear off, and decking condition after years of high-altitude UV exposure are the biggest swing factors.

How much does roof repair cost in Westminster?

Most Westminster roof repair calls fall between $250 and $1,400. Replacing a few missing shingles or a cracked pipe boot sits at the low end, while chimney and valley flashing repair, active leak diagnosis, ice-dam damage with heat-cable installation, and hail spot repair push higher. Partial section re-shingling runs $1,200 to $5,500. Hail bruising and wind-lifted shingles are the most common Front Range repair calls, and recurring leaks or ice dams usually signal a deeper need for better ice-and-water shield, ventilation, or full replacement.

Are Class 4 impact-resistant shingles worth it in Westminster?

For most Westminster homeowners, yes. Westminster sits in one of the most hail-prone corridors in the country, and Class 4 impact-resistant shingles survive most storms that would total a standard Class 3 roof. They typically add 10 to 18 percent to the install cost but qualify for a 15 to 28 percent reduction on the wind and hail portion of your homeowners premium, which often pays back the upgrade within about three years. They also reduce the odds of repeat replacements and rising deductibles over the life of the roof.

Do I need a permit to replace a roof in Westminster, CO?

Yes. A roof replacement in Westminster requires a building permit, pulled through the city eTRAKiT online system via the Westminster Building Division. The permit fee typically runs about $150 to $450 and scales with the project value, and your licensed contractor normally pulls it and folds the fee into the bid. Because Westminster spans both Adams and Jefferson counties, properties in unincorporated pockets may instead go through the relevant county building department. Never hire a contractor who offers to skip the permit, since an unpermitted roof can void insurance coverage and complicate a future home sale.

Does homeowners insurance cover hail roof damage in Westminster?

In most cases, yes. Westminster’s location in the Front Range hail belt means hail and wind damage are common covered perils, and insurance often pays for most or all of a storm-damaged roof after you cover the wind and hail deductible. The key variable is whether your policy pays replacement cost value or actual cash value; ACV policies depreciate older roofs and leave a larger gap for you to cover. Get a professional inspection to document bruising and granule loss before filing, and confirm your deductible and policy type before the next storm.

What is the best roofing material for Westminster’s hail and UV?

It depends on how long you plan to stay. For homeowners staying five to ten years, a Class 4 impact-resistant architectural asphalt shingle is the best balance of price, hail survivability, and insurance savings. For owners staying 15 years or more, especially in higher-value neighborhoods like Legacy Ridge and The Ranch, standing-seam metal or stone-coated steel usually wins the long-run math because both rate UL 2218 Class 4, shed snow, resist mile-high UV, and skip the hail-replacement cycle, lasting 45 to 60 years. Whatever the surface, ice-and-water shield at the eaves and balanced attic ventilation matter as much for stopping ice dams.

Do I need a license to be a roofer in Colorado?

Colorado does not issue a statewide roofing contractor license, so licensing and registration are handled locally. Roofers working in Westminster must carry general liability insurance and workers’ compensation, and may need to register with the city or with Adams or Jefferson County depending on the property. Because there is no state license to verify, vetting falls to you: confirm insurance, a permanent local address, manufacturer certifications, and a track record of Front Range hail-claim work, and avoid out-of-state storm chasers who appear door-to-door right after a hailstorm.

How long does a roof replacement take in Westminster?

A typical Westminster asphalt shingle replacement takes one to three days for most single-family homes, depending on roof size, pitch, and complexity. Larger homes in Legacy Ridge or The Ranch, steep or cut-up roofs, and metal or tile installations run longer, often three to seven days. Weather is the main scheduling variable; late summer through fall offers the most reliable installation window in the Denver metro, before winter snow and after peak hail season. Decking surprises uncovered during tear-off can add a day if sheathing needs replacement.

How does Westminster’s two-county location affect my roof project?

Westminster straddles the Adams and Jefferson county line, and which side your home sits on can affect both your permit path and your insurance. Most of the city falls within Adams County, with the southwest portion in Jefferson County. Inside city limits, the Westminster Building Division and its eTRAKiT system handle re-roofing permits regardless of county, but properties in unincorporated pockets may go through the relevant county building department. The two counties can also carry different insurance actuarial assessments, so it is worth confirming your county, permit path, and policy details with your contractor and insurer before signing a contract.

Get Your Free Westminster Roofing Quotes

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