Planning an HOA roof replacement

Start building by building

A community-wide decision benefits from a consistent assessment of each relevant building. Record the available roof history, observed condition, known repairs and proposed work. This gives the board and property manager a shared basis for comparing priorities.

Discuss practical phases

Possible approaches include grouping buildings by condition, location or available budget. Ask the contractor to explain mobilization, access, material availability and how changes between phases would be handled.

A multiyear plan should identify pricing assumptions and how future material or labor changes affect later phases. The association's financial and reserve decisions remain with its board and advisers.

Make proposals comparable

• Define the buildings and roof areas included in each phase.
• Specify removal, disposal, materials and installation details.
• Explain how concealed damage and changes will be documented.
• Describe staging, resident access and site protection.
• Identify the schedule, warranty documents and closeout process.

Plan communication before work starts

Identify who sends notices, how residents receive schedule changes and where questions should go. Parking, deliveries, pets and access needs are useful topics to raise before crews arrive.

KPS works with boards and property managers on assessments, phased exterior plans and project coordination for occupied communities.