Boards, managers, and more than one roof at a time
HOA, multifamily & portfolios
A community built in one go has all of its roofs installed in one go, which means they reach the end together. That is the entire problem, and it is a budgeting problem before it is a roofing one.
A Camarillo community from above. Every roof in the frame is the same age as every other roof in the frame.
Why this is not just a bigger house
Everything comes due at once
Sixty roofs of the same age is not sixty separate decisions. Left alone it becomes one enormous assessment in a single year. Handled early it becomes a sequence, and treatment or coating on the buildings that still qualify is what buys the years to sequence it in.
Nobody decides alone
A board votes, a manager administers, and owners ask questions at the meeting. What we produce has to survive being read by people who were not standing on the roof, months after we were.
The buildings are not identical
Same tract, same year, and still one row faces the weather and another sits under trees. We assess and price per building rather than multiplying one roof by the number of addresses.
It has to match
Uniform appearance is usually written into the governing documents. A restoration coating can bring a run of buildings to one color; a phased replacement has to hold a color across several years and more than one production run.
What a board gets from us
- A building-by-building condition read, from the roof rather than the parking lot, with photographs attached to each address.
- A phasing recommendation: which buildings need work this cycle, which can wait and for roughly how long, and what happens to the ones that wait.
- Scope and pricing per building, so a board can approve part of it without renegotiating the whole thing.
- Documentation written to be read cold — by a board, by a manager, by a reserve analyst, or by an owner at a meeting who wants to know why their building is in year three.
- One point of contact, and notice to residents before anyone is on a roof over their bedroom.
We are not reserve analysts and we do not write reserve studies. What we provide is the roofing input a study or a board needs: what is up there, what it needs, and when.
The options, at community scale
Rejuvenation
For asphalt-shingle buildings whose shingle still has something left in it. It is the least disruptive thing on this page: no tear-off, no dumpster in the guest parking, and residents stay in their units.
Roof Maxx rejuvenationRestoration coatings
A film over the shingle, and the option that can change a community's color where the documents require one. It carries a transferable installation warranty, which matters when units change hands.
Restoration coatingsPhased replacement
For the buildings that are genuinely finished. Done in phases, with the color and the specification locked at the start so year four still matches year one.
Roof replacementMost communities of any size end up with some of each, which is the point of assessing per building. Common-area cleaning is priced separately — soft washing has a formulation we use near ponds, drainage, and shared landscape.
Keeping the ones that wait
A phasing plan only holds if the buildings in later years are actually maintained. One or two scheduled visits a year across the community — valleys cleared, boots and flashings checked, findings photographed per address — is what stops a year-five building from becoming a year-two emergency.
Annual maintenance plansInsurance is often what starts this
Master policies get non-renewed over roof age the same way homeowner policies do, and it tends to arrive with a deadline attached. An inspection that documents what the roofs are actually in — rather than what year they were built — is the useful first move.
How we handle a non-renewal letter