First read you governing docs and second discuss this with your association attorney. I think your attorney will inform you that you are all in the same association and as such you all shear equally. the first roof replacement benifited some and now the second roof replacement befitis the rest. in the end, all are equally benifited. GR
I give up, what's a "STP"?
"(1) Are the 28 residents of the 7 buildings entitled to roofs of equal quality, given that they will be included in the assessment that includes roof replacement? I'm specifically asking about all of the non-shingle work that I have listed."
Insurance loss replacements will be like for like. The HOA could have demanded a higher quality roof and paid the additional cost. The HOA could have also asked the roofer of the 7 buildings for a separate contract to do the "non-shingle" work. They choose poorly.
"(2) If the 7 buildings are not part of the replacement plan in any capacity, can they be exempt from that portion of the $1M assessment that includes the cost of the roof replacement?"
No exemption, everyone in the HOA contributes to the special assessment. You have to realize that where it not for the insurance loss, the line of credit needed for all 25 buildings would have been $1.5 million, increasing the special assessment to each owner.
Now there is a three year difference in roofs, so the makeup of the Board of Directors for your HOA probably changed. This may be good news because the previous Board made some decisions that three years later has created bad feelings amongst the owners.
Sounds like your HOA did not have a Reserve Fund. Shame on them.
"Sounds like your HOA did not have a Reserve Fund. Shame on them"
Exactly my seelings on the subject quoted above. How do you not have a reserve for roof replacement. Its going to happen, there is no avoiding it. Borrowing money for roof replacement is nuts. The assessment for roof replacement should have been part of your HOA dues for the last 25 years, creating a self insured roof replacement fund
When our HOA had the roof done, we paid for it through a special assessment to each owner. When another similar large project came along, our reserves were much improved and we paid through a combination of using some reserves and a small assessment to each owner.
not sure what legal framework your association is closer too: a Condominium Association? A set of condominium Associations with separate sub-associations, or a home owners association.
See the previous post.
One problem that seems to occur any of those types is a lack of reserve funding and reserve fund assessment and planning, on the long term. Often more of a problem with self managed and small to medium associations.
I can't answer your specific questions, but let me tell you what! You must, must do serious background checks on your roofer. Check for liens and references. Ask around. Look at company reviews on the internet. Have a knowledgeable homeowner or friend check the work as they go along and make sure that they do everything that they said is being done. Keep multiple copies of the contract, too. Finally, review all the work done before the last paycheck. We know because we just finished a 5 year lawsuit and lost to a lousy roofer. It was terribly ridiculous.
This past fall one of our properties (7 buildings/14 units) was hit with a hail storm. The insurance company only totaled five (5) of the buildings. Thus, the association was stuck. Fortunately, we had negotiated a $2500.00 per occurrence deductible. At this stage, the Association was on the hook for 1) depreciation, 2) its deductibles, and 3) the remaining two (2) buildings. We were able to save costs and avoid a Special Assessment by doing the following: 1) We replaced the existing roof with a Higher Quality 3 dimensional Atlas Storm Guard roof than the standard architectural grade. 2) We negotiated a lower price on the product directly from the manufacturer (i.e. the Association paid for the materials). As attorney in fact, the Association and our staff negotiated directly with the insurance company on behalf of our clients. The end result was that the Insurance Underwriter waived our depreciation because we upgraded the original product. We saved by purchasing the product at wholesale from the roofing manufacturer. This worked well as the roofing company did not have to front the purchase of product and the Association was only on the hook for the labor.
The Association was able, thru cost savings, to avoid using its Reserves and avoid a Special Assessment or Annual Assessment increase. In the past, our organization has worked with contractors to establish funding for Special Projects while minimizing the costs to the association residents. Our costs? We receive 10% of the total funds we save a client on major projects. However, we never skimp on quality of materials, or installation. A "Best Value" philosophy.
Team Strategy: Your decision to buy the materials separately reduces the risks associated with the upfront down payment to a middleman (roofer) but how do you save money by buying better quality materials? (usually better quality is associated with higher cost)
It seems that, by buying the standard grade, your cost would have been lower! Can you explain?
@ Coordinator, Thanks for explaining the process your association had to go through in order to get your roofing done. If your looking for roofing in Richmond Hill
here is a great one.
I think that they would probably call for a roofing company
who could do it for an affordable price.
should be completely covered by the HOA. What else are they good for>
I was able to get a roofer in Portland, OR
to come to my house and give me a bid. There weren't any problems with that.
This is really interesting to consider. I wonder how this will affect the Vancouver roofer industry as it develops. href="http://www.chisholmroofing.ca/
Thank you for better explaining to me how a roofing
insurance would handle this situation. It's one of those things that you hope never will happen, but is always a possibility.
This really is such a benefit when they cover roof repair in Calgary
with insurance. I know of some people that had to pay for the majority of it with out any insurance help and that must have been awful.
It depends on the roofing contract that is made with the HOA or your condo. Some roofing companies
coordinate with the owners, others work with the HOA.
I think it more depends on what the HOA contract is. Concerning big things like roof replacement
, the contract should address it. Usually there is a monthly fee for big projects that is saved for events like this.
How do we get roofing repairs on our condo?
Shelly Slader | http://hanleyroofing.com/service-locations/silverdale
Do Condo Associations have regular roofing contractors they go to for big projects? Or do they have to go out and find a new contractor every time they need maintenance done? I feel like having regular contractors would be a lot more efficient.
Shelly Slader | http://www.lansfordroofing.com
It all really seems to start with making the phone call and scheduling the project. Next, they will need to dip into the funds that they have allocated from the HOA fees. Finally, you will be having a nicer roof to enjoy.
So much of this comes down to the signed contract. I would recommend studying that paper to the letter and if necessary asking a lawyer. Roofing costs can be rather costly and it is worth finding whether you are responsible. http://www.rairoofing.com/services.html
I think that most of them will start with assessing the damage, and then they will call some residential roofing company to come out and at least give them an estimate. There is a good chance that the ones who cover the estimate will cover the job. That is the long-term pattern I have observed anyways.
I would think that all residents should split the cost of roof replacement. If some of the roofs were replaced through insurance, then all should chip in to pay for the other roofs. Those that already had their roof replaced might not like the idea, but this is the best way to handle the situation.
Elisa Jed | http://goodneighborroofingutah.com/services.html
I don't know that our association has a policy that a project that size will fall under. I might have to suggest something like that. I actually know a roofing contractor that has worked with different HOAs that might help. Thiago | http://www.unitedroofingcalgary.com/en
It all depends on you HOA as to how roofing should be repaired. You can prevent roofing complications if you work through them first. Read the documentation. Don't just rely on verbal approval.
I had a big problem with my roof. It had to be replaced. I'm really glad that the HOA helped out.
A big windstorm blew a bunch of shingles off. It had to have extensive repairs. I'm glad the HOA helped out. http://www.aaa-roofs.com/aaa-roofs_016.htm
I really need to get my roof fixed. I think I am going to be in big trouble once it rains. I just have to hope I can get it done in time.
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The roof on our condo has several leaky spots that need to be fixed. We've talked with our manager and nothing has been done yet. I don't want to keep living with buckets everywhere to catch drips when it rains. How can I speed up the process so it will get fixed faster?
Shelly Slader | http://www.columbiaex.com/roofing
I should get someone to look at repairing my roof. It has been a little while since it rained last, but it wouldn't hurt to have it checked. It is better to get ahead of these kinds of things, rather than wait for it to be a problem.
Andre Franklin | http://www.roofingcontractorpittsburgh.com
It is the association's responsibility to hiring a roofing contractor, correct? I've been trying to figure this out for a while. I have to get the roof replaced on a condo that I own but couldn't figure out who was in charge of it. I'll have to check my paperwork about it.
-Seamus | http://www.millerroofingco.com/services/
If those extra features don't need to be fixed on the 7 buildings in order for the building to be serviceable, then you shouldn't include them. However, if you don't do any replacements on their building the tenants shouldn't be required to pay any for any of the replacements of the other buildings. I don't think it would be fair to charge them for something that doesn't benefit the building they live in.
Claudia Rosenburg | http://www.goroof1.com/pages/blog/entry/17/
Wow, I never realized that it was that expensive to replace a roof now. We had ours done about 20 years ago, and it wasn't nearly that much. I guess the world is a different place now.
Talmage Dangerfield | http://www.campbell-roofing.com/roof-installation
Wow, I never realized that it was that expensive to replace a roof now. We had ours done about 20 years ago, and it wasn't nearly that much. I guess the world is a different place now.
Talmage Dangerfield | http://www.campbell-roofing.com/roof-installation
If everyone's going to be covered eventually, it only seems fair to pay equally. The delay is no doubt due to a lack of money on the HOA's part, but the repair will still happen. You can argue against this, but it seems pretty pointless when it will come back to benefit you in a few years regardless.
Jenn | http://www.pascoroofing.com/roofing-services.html
We had a similar roof repair situation. We had some repairs made to a roof that a tree had fallen on during a storm via insurance money and the next year replaced the roofs of the other building under our stewardship. Our bylaws actually dictate how often the roofs are to be replaced, but not that we have to do them all at once or to what degree of quality. We decided to meet with the building that had the inferior work done and ask if they wanted to be included in the better repairs. We explained that for their roof it would not be necessary at this time, but would probably come up sooner rather than later. We also asked the estimator/contractor to come and explain what the differences and potential advantages would be with choosing to re-roof now. http://www.pascoroofing.com/roofing-services.html
Wow, 1 million dollars. That sounds like it would be super expensive. I don't know how I would ever be able to afford that. I'm just glad that I live in a smaller house, so replacing the roof on our house won't cost nearly that much.
Emily Merrell | http://www.penroof.com/
If the roofs that have the non-shingle work are not functioning properly or are at risk of not functioning properly in the near future the residence are at least entitled to vote on it and decide for themselves. If there is already evidence of leaks then you definitely need to replace those roofs. Double check your HOA agreements and bylaws to ensure you are acting properly and if you raise the money from all the residents then they are all entitled to the same treatment, that is to say new roofing. http://www.chisholmroofing.ca/vancouver_service_area.html
We had a huge storm come through our town last month that really did a number on our roof. I spent 4 Saturdays in a row on top of the house trying to fix all of the damage that had been done. It was a really big pain because the HOA wouldn't hire a company to fix it. http://www.bestfutureroof.com
Our association says they will pay for a roof repair, but refuse to pay for the chimney to be replaced. They say that it isn't a necessity to have a chimney, but without it the condo looks really bad. I really think that the HOA should cover this cost since they're willing to pay for other repairs to the roof. http://www.carletonchimney.ca/en/
It seems like an issue, but either way the roofing benefits all of the condominium. The nicer roofing will raise property values all around, which benefits everyone. While you can exclude those 7 buildings from the assessment, it might create an exception precedent that could cause problems in the future. Keeping the condos together as a unified whole usually has a better outcome.
Jenn | http://customcupola.com/wp/?page_id=121
I would assume that they have roofing companies that they know. Usually they rely on one or two companies to get the job done. However, I am not an expert so I could be wrong.
Jayden Eden | http://www.goroof1.com/http://www.goroof1.com/
I wonder if that would also include fixing a chimney. We had a big storm a couple of years ago that completely cracked the brick on our chimney, and it looks like it's going to fall down any day now. I really hope that we find some way to fix this soon. http://www.excelchimney.com/chimney-repair/
Really good post man! Your post seems to me very encourage able and i always appreciate this sort of post which is encouraged others also. So keep it up man! Thanks. Liquid Roof Coatings
Would it be really expensive to replace shingles with a metal roof? Our association has never said anything about it, and I'm not really sure what the benefits are to having shingles over metal. We have to do a big roof repair this year, so we're trying to weigh all of our options. http://uhlconstructionroofing.com/services.html
My mother needed to get a rebricking done. It was actually a smooth process. I don't think she minded the problems.
I agree with the general consensus. While you could exclude the 7 condos with already finished roofing, there's not much point. Having a new roof will benefit all of the condo, and those unit owners have been enjoying a newer roof for longer. That's part of living in a condo, pitching in to help with repairs.
Marc | http://www.copperslateroofingbaltimore
I wish I could give you a straighter answer. Honestly though, every association has done it differently. In this case I would recommend keeping the units together as a whole, but that's just my opinion. Whether or not the buildings are getting new roofs, the overall replacement will benefit everyone.
Marc | http://roofdoctor1.com/roofing-services-elk-grove-ca/
That is so great that they proactively got their roofs fixed. I think it was a very smart move on their part. I guess if they didn't get a roofing contractor out there to fix them, then they would run into a lot of other problems. http://roofdoctor1.com/roofing-services-elk-grove-ca/
I am glad to see that they fixed the roofs. It's better to see it done than to wait and decide. Maintaining a strong roof is detrimental to keeping your homes in good order. http://www.earhartroofing.com/about
I disagree with Marcus. It's not fair to assess the buildings that won't benefit from the roof replacement. It makes sense to only charge the unit owners in the other buildings. I'm sure that makes sense to them too-- no one getting a new roof will complain about the cost.
Jenn | http://www.atmroofing.net/about
A lot of times the association waits for a really long time to make decisions about what they will and won't replace. If they would just fix it right away, the repair costs would be so much cheaper. Sometimes they just wait until the problem escalates more and more. As soon as you notice any damage on your roof, it is always best to get it replaced or repaired immediately. http://www.homeexteriorsoffayettevilleinc.com/Roofing/
I would get everyone the same roofs. We had a similar situation in some apartments that I lived in and the building with the lower quality roof had a leak and it caused all kinds of problems. It may also be a good idea to let all of the owners in the building with the lower quality roof know what is going on and see what they majority want to do and if they are willing to pay for it. Who knows, one of them may know a roofer or have some connections. http://alignroofing.com/
That is a really great question, because we are going to need to replace our roof completely this week. That huge storm last week really did a number on our roof, and it has been leaking water ever since. I really hope that the HOA decides to cover the cost, because we don't have insurance right now. http://www.munzconstruction.com/roofing-siding-windows/
That is good that no one got charged for the new roof. I think that is how it should be and I hope all associations are like this. It is always good to make sure the roof is in good condition so you are risking the chance of other repairs that could cost more.
Ray | http://www.campbell-roofing.com/roof-installation
Roofs can be a tricky thing to fix. They can also be a very expensive thing to replace. Make sure you are always staying up on proper maintenance and hopefully you won't have to worry about it for a long time.
Jim Tracy | http://www.campbell-roofing.com/roof-repair
If your association is going to spend that much money on a roof repair, make sure you're getting the best material possible. There are a lot of options, and some will last longer than others. Get a few different quotes before making a decision.
Jenn | http://www.samrabrosroofing.ca/en/fiberglass.html
Aren't all the roofs connected in a group of condos? I think it would be pretty easy to do a rooftop replacement project, because everyone has the same roof. I think they might want to consider repairing the roof rather than replacing. It's probably cheaper. http://www.mgaroofing.com/roofing.php
http://www.valleThe association paid for our roof to be replaced. There was a huge storm that tore through here, doing a lot of damage to all of the houses. My condo was the only one that had the roof completely ripped off of it. I'm glad that I didn't have to pay to repair it though. http://www.valleyroofing.org
I don't think they can make all of the condo residents help pay for the roof, because they didn't ask the residents first. I think it would've been more professional to ask the residents the opinion of the roof, and then make a decision about re-reoofing. http://www.gbsroofing.com
This is a really tricky question. I think that the other buildings should be entitled to an equally nice roofing job. They don't have to completely redo the roofing to add those other features do they? If not, I think the association should consider adding those renovations to those buildings as well. If they don't receive that renovation I don't think they should be considered part of the assessment, since the work doesn't benefit their buildings in any way. http://www.a1roofingandsidingofli.com
Five years ago, our roof reserve ($40,000) was lost because our Treasurer put the money in a Commercial Mortgage company that went bankrupt and of course it was not insured. We were in need of new roofs at that time so, the Board decided we "had" to get new the roofs, and pay for them out of pocket. They also said they had a company picked out to do the work. No way if I'm paying for it I'll get who I want. My grandson had a construction company and he said he would send his roofer over to do it. We have a duplex type condo, so I checked with my roof partner and it was ok with them. She got a break on her cost and I only paid for material.
Now, five years later, we had a Hail storm with hail almost the size of a baseball. The insurance sent out someone to look at the roofs, the board had someone come out to look at the roofs, and those on the board who could make the climb went up too. We got almost $90,000 from the insurance company. Board called a special meeting to tell us what they wanted to do with the money.They are only to fix the roofs that need patching,and there were five out of 14 buildings. Four out of the five who were getting their's fixed are board members. "WHAT". They claim others,( one being ours) were just cosmetic and didn't need patching, but they were going to put this money into a special reserve just in case we have leaks. Then after couple of years they will put it in the regular roof reserve. They will not fix any gutters, because that, plus cracks in the foundation, brick, window sills or anything on the outside of the building is our responsibilities. I could write a book on condo living and why you should not live in one unless you check their by-laws and see how they changed the laws with out lawyers.
You may see a few other things they've done later. I am now in the winter of my life, as are so many here, so you grin and bare it. Just needed to vent.
PS We have had the same board for at least five years, and they are all neighbors to each other. They never disagree
It's not fair for your condo to dip into their roof reserve unless the buildings really need it. Have you talked to the building inspector yourself? It's possible that the damaged roof was causing the heating bills to rise. There are a lot of reasons that a roof would need to be replaced.
Jenn | http://www.hi-techroofing.com.au
What's the problem with the chimenys? It seems like they could have worked on those first, before jumping to roof repair. Do you have them regularly cleaned? That can save you a lot of maintenance trouble.
Marc | http://www.earlytimeshomesolutions.com
From the sound of your situation, I think that the 7 homes should probably get equal roofing quality. This would not only be fair, but also be more safe for later on, since they are of higher quality. I know the importance of having a good roof, growing up we had a tree fall on our home but it wasn't too bad because we had a good roof. http://www.fcext.com/roofing
Did your association try to save the roofs at all? Rather than jumping to a replacement, most roofs should be cleaned an maintained instead. They'll last a lot longer with more care. It's well worth the funds to have a clean roof.
Our association agreed to pay for a roof replacement a couple of months back. We had a huge storm that cam through that completely destroyed a large section of our roof. The insurance didn't cover the whole cost, so the association paid for the remainder of the cost for us. http://www.shuswapproroofing.ca/en/services.html
We were considering purchasing a condo building and renting it out. It's in an area where roof replacement will be inevitable. Thanks for the thoughts and advice! This is certainly something we need to look at to make sure we are covered either by our insurance or by the HOA. http://www.hillsroofinginc.com
That must have been some extreme hail damage, to affect the windows and siding as well as the roof. In an area with more violent weather conditions, your HOA should have a reserve fund set aside for emergencies. A large scale repair like this would definitely qualify.
In this situation, I would ask the home owners of those 7 buildings to see if they would like to take part in the roof replacement. Since the insurance covered the bills last time, I would think it is fine to offer that to them. If they do not want the roof replacement, I would establish that they can't bring it up later for a roof replacement. And for your second question, I would definitely say they should be exempt if they decide not to get the replacement. http://www.us-roofing.com/gallery.html
I don't know why anyone should be paying for someone else's roof. If their roof is not being fixed, then they should not have to pay. They should rather just upgrade all of their roofs. http://www.acomaroofing.com
I need to figure out what to do about my roof. It has been leaking for a long time. I'm hoping that I can get someone to fix it this week. http://www.aboveallroof.com.au
We just had our roof leak into our laundry room. We have been neglecting getting it fixed for a long time because it's only a problem when it rains. Is it causing more damage the longer we wait? Should we hurry and get a company to repair it? http://www.spikeroofrepairdenver.com
If the roof really does need to be repaired, then the association will do it regardless. The best way to get a say in the proceedings is to go to the planning meetings. If there's a problem with anything, that would be the best place to voice concerns.
Jenn | http://www.icoatpainting.com.au
My friends roof is starting to leak. We were sitting at lunch and it was dripping on my head. Hopefully its not to time consuming to fix. http://www.gbsroofing.com
I wish I knew the answer to this. I imagine that the condo owners will usually be responsible for roof replacement, but am not confident. This is something to review in your contract with the Association. http://www.hindmarshroofing.com.au
I am actually having the same question. We need a roof replacement so badly but don't know how the association is going to handle it. Did you find an answers that helped you? http://www.standardroofing.net/
I've heard a lot of good things about this polycarbonate roofing. I think it would definitely be something to look into at some point. I don't know if I would convert, but I would absolutely think about it. http://www.kfcroofing.com.au/about
Hailstorms destroying roofs? That sounds terrifying! I'm just glad that you guys are getting it repaired. A roof is a very essential part of a house. http://www.nmtroofing.com
I think that a condo association would be under contract to fix it. We have storms here all of the time that do tons of damage to our roof. I don't think that there is a single condo in our area that hasn't had to replace the roof at least once in the past ten years. http://www.cascaderoofing.ca
I wonder if the association already has a company in mind that they are going to use for this roof replacement. It seems like that would be so much easier than having to find a new contractor every time. It is usually easier to do business with the same company every time. http://www.ccsl.ca/en/general_contracting.html
I would think that they would already have a company picked out. I wonder if they have ever considered putting a foam roof coating on the house. I have heard that it can prevent leaks, and really insulate the home. http://www.dodgefoamandcoatings.com
Every association will be different. Since no one is being charged, they will probably be the same quality. You should call your association. http://www.sunik.com/products.html
No one is being charged for the big roofing repair? I think you should ask you condo association and make sure that where the funding for the repair is coming from. You don't want to be stuck paying for something like that, because that's a lot of money. http://www.kawartharoofing.com/en/
I completely agree with what Susan wrote. "It only seems fair to pay equally," especially if all 28 residents are receiving the same service. A roofing contractor isn't going to bother too much with what the residents are concerned about as long as the owner is in charge. http://tallguyroofing.com/
Roofing can be tricky. It can be hard to determine when to repair it, as to when to replace it. That really does make a world of difference when you think about it. http://www.rippysroofing.com/
Wouldn't the association just call a roofing contractor to come out and give them an estimate. I'm sure that the insurance would have to cover a large portion of the cost of this roof. I couldn't imagine them making the condo owner pay for the entire thing. http://www.cambridgeroofing.ca