HOA & property management
A board is not a homeowner. The decision runs on budgets, minutes and a vote rather than one conversation at a kitchen table, and the paperwork matters as much as the work.
How we price it
By property, not by portfolio.
A portfolio quoted as one number is impossible for a board to act on. It cannot be phased, it cannot be compared against reserves, and it cannot be defended to owners. We price each building separately, with its own condition, its own scope and its own number.
That means you can approve three roofs this year and four next, in the order the condition reports say, rather than being asked for a single figure that either passes or fails.
What a board gets
Documentation you can put in a packet.
Condition report
Per building, photographed, with remaining service life estimated so reserve planning has something real underneath it.
Priority order
Which roofs need work this cycle, which can wait, and what waiting costs. Including the ones we think you should leave alone.
Itemised scope
Materials named, so a board member can look up what was quoted. Comparable line by line against another bid.
Resident notice
Schedule and access requirements written for distribution, so the manager is not the one drafting it.
Working around residents
People live here while we work.
Tear-off is loud, dusty, and puts a dumpster somewhere a resident normally parks. We sequence buildings so the disruption is short and predictable per unit rather than spread across the whole community for weeks, and we agree access hours before we start rather than negotiating them with a resident at seven in the morning.
Nails in a driveway are the complaint a manager actually receives. Magnet sweep at the end of every day, every building.
For the roofing systems themselves, see TPO & single-ply or maintenance programs.
Free inspection
Find out what you're actually dealing with.
Photos, a written condition report, and how many years you've realistically got left. Yours to keep.