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How does association handle a huge roof replacement project?

Posted on Wed, Jul 17, 2013 @ 10:22 AM
  
  
  
  

Our Association, through its Board, recently applied for a $1M line of credit to finance needed work on our STP, and the replacement of 18 of our buildings' roofs. Seven of our buildings were re-roofed as a result of hailstorms during 2010, and a subsequent insurance claim for the damage. The insurance claim paid the costs in their entirety. There was no cost to the association; no cost passed onto the unit owners. These 7 buildings are not included in the replacement plan. As work on the new roofs progresses, it is clear that the roofing company is doing a more complete job -- replacing all clapboarding on the sides of dormers, clapboarding up to window lines, chimney clapboarding, vast amounts of flashing, and wood trim. These roofs are taking days to complete; a roof replaced as part of the insurance claim took a single day. At bottom, the 18 buildings are getting a better, higher quality product than the 7 buildings re-roofed through the insurance settlement.

Two questions: (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. (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?

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COMMENTS

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

posted @ Wednesday, July 17, 2013 10:41 AM by GR


I give up, what's a "STP"? 
 
Anyway... 
 
"(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.

posted @ Wednesday, July 17, 2013 11:06 AM by Ron - NC


"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

posted @ Wednesday, July 17, 2013 12:42 PM by Dan


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.

posted @ Wednesday, July 17, 2013 1:01 PM by nas


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.

posted @ Wednesday, July 17, 2013 1:48 PM by john mastro@hotmail.com


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.

posted @ Wednesday, July 17, 2013 2:35 PM by the Coordinator


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.

posted @ Wednesday, July 17, 2013 5:16 PM by Team Strategy Inc.


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?

posted @ Thursday, July 18, 2013 2:59 AM by RS-FL


@ 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. 
-EmJay

posted @ Tuesday, August 20, 2013 1:12 PM by EmJay


I think that they would probably call for a roofing company who could do it for an affordable price.

posted @ Wednesday, August 21, 2013 3:10 PM by Charles Neslon


Roofing should be completely covered by the HOA. What else are they good for>

posted @ Wednesday, September 25, 2013 2:58 PM by Jesus Ramirez


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.

posted @ Thursday, October 03, 2013 2:45 PM by John


This is really interesting to consider. I wonder how this will affect the Vancouver roofer industry as it develops. href="http://www.chisholmroofing.ca/

posted @ Monday, October 07, 2013 3:32 PM by Sean Valjean


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.

posted @ Tuesday, November 05, 2013 7:04 PM by Bob Strong


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.

posted @ Tuesday, November 19, 2013 2:37 PM by Sean Valjean


My condo should be the one handling the roof repair services in Aurora CO, right?

posted @ Wednesday, November 27, 2013 10:45 AM by Shelly Slader


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.

posted @ Tuesday, December 03, 2013 4:25 PM by Elisa Jed


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.

posted @ Thursday, December 05, 2013 10:49 AM by Garrack Kert


How do we get roofing repairs on our condo? 
Shelly Slader | http://hanleyroofing.com/service-locations/silverdale

posted @ Thursday, January 16, 2014 1:43 PM by Shelly Slader


How do we get roofing repairs on our condo? 
Shelly Slader | http://hanleyroofing.com/service-locations/silverdale

posted @ Thursday, January 16, 2014 1:44 PM by Shelly Slader


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

posted @ Thursday, March 27, 2014 12:29 PM by Shelly Slader


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. 
 

posted @ Wednesday, April 02, 2014 2:00 PM by Darcy Webb


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

posted @ Thursday, April 03, 2014 8:00 PM by Bob Strong


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.

posted @ Wednesday, April 23, 2014 12:12 PM by Simon Adair


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 

posted @ Wednesday, May 07, 2014 7:21 PM by Elisa Jed


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

posted @ Friday, May 09, 2014 4:16 PM by Thiago


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. 
http://www.home-oneroofing.com/Roofing/

posted @ Friday, May 16, 2014 9:31 PM by Elias Rufus


I am in the same situation at Thiago. I know that the Association will repair roof damages, but I'm not sure about an entire roof. That would probably be out of budget. http://www.roofingcontractorpittsburgh.com/roofing

posted @ Tuesday, May 20, 2014 11:43 AM by Jameel Johnson


I had a big problem with my roof. It had to be replaced. I'm really glad that the HOA helped out. 
 
http://rooftek.com.au

posted @ Thursday, May 22, 2014 7:10 PM by Anita Mas


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

posted @ Friday, May 23, 2014 10:30 PM by Anita Mas


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.  
http://www.mmroofingandexteriors.com

posted @ Friday, May 23, 2014 11:30 PM by Brittany Matthews


Wow! What a beautiful pictures for interior designing. I love to do the interior decoration like this. You have given very impressive tips for interior designing. I really want to follow these in my home. Thanks for sharing these. Detail Here

posted @ Monday, May 26, 2014 4:19 AM by Linkon


I really hope our HOA covers our roofing repair costs. I am new to dealing with the HOA. And it needs fixed ASAP. Any advice for me? 
http://www.whalleysfourseasonsroofing.ca/roofing_services.html

posted @ Friday, May 30, 2014 9:18 PM by John Johnson


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

posted @ Tuesday, June 03, 2014 12:29 PM by Shelly Slader


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

posted @ Friday, June 06, 2014 2:37 PM by Andre Franklin


I recently had to get my roof fixed. It was nearly a whole roofing installation project. Fortunately it was a lot more affordable than I was expecting. 
http://www.danmccullersroofinginc.com/Roofing-Repair-Largo-FL.html

posted @ Monday, June 09, 2014 6:34 PM by Brittany Matthews


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/

posted @ Tuesday, June 10, 2014 11:37 AM by Seamus Lowe


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/

posted @ Wednesday, June 11, 2014 10:58 AM by Claudia Rosenburg


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

posted @ Thursday, June 12, 2014 12:18 PM by Talmage Dangerfield


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

posted @ Thursday, June 12, 2014 12:19 PM by Talmage Dangerfield


I can imagine it would be a really steep cost to replace a whole roof. A tree fell on our roof last night in a storm so we have to deal with that now too. Hopefully it's a little more within our budget than I'm expecting it to be. http://www.reliablerestorations.com.au/reliable-restorations-process.html

posted @ Thursday, June 12, 2014 1:07 PM by Abed Nadier


We had a huge roofing replacement a few years back. The HOA covered all of the costs. It's so nice not having a leaky roof anymore.  
Edmond Vandergraff | http://www.pascoroofing.com/roofing-services.html

posted @ Tuesday, June 17, 2014 12:14 PM by Edmond Vandergraff


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

posted @ Tuesday, June 17, 2014 12:18 PM by 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

posted @ Tuesday, June 17, 2014 12:27 PM by Rodhe Stevens


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/

posted @ Thursday, June 19, 2014 10:30 AM by Emily Merrell


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

posted @ Tuesday, June 24, 2014 9:33 AM by Julia Emmers


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

posted @ Tuesday, June 24, 2014 3:23 PM by Deuce Masterson


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/

posted @ Monday, June 30, 2014 10:54 AM by Emily Merrell


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

posted @ Tuesday, July 01, 2014 12:43 PM by Jennifer Davies


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/

posted @ Thursday, July 10, 2014 6:46 PM by Jayden Eden


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/

posted @ Monday, July 14, 2014 5:15 PM by Tony De Azevedo


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

posted @ Tuesday, July 15, 2014 2:38 AM by SIBYLLA


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

posted @ Wednesday, July 16, 2014 10:41 AM by Deuce Masterson


My mother needed to get a rebricking done. It was actually a smooth process. I don't think she minded the problems. 
http://www.budgetreblocking.com.au/our-services

posted @ Thursday, July 17, 2014 12:21 AM by Elias Rufus


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

posted @ Thursday, July 17, 2014 5:17 PM by Marcus Fillion


I am wondering about a roofing replacement that is going on right now. My complex has been working on it for a week now. I would like to find out more about what they are doing.  
Jayden Eden | http://www.allamericanroofing.com/Residential.html

posted @ Thursday, July 17, 2014 5:31 PM by Jayden Eden


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/

posted @ Tuesday, July 22, 2014 6:02 PM by Marcus Fillion


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/

posted @ Tuesday, July 22, 2014 6:37 PM by Brittany Matthews


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

posted @ Monday, July 28, 2014 5:38 PM by Bob Strong


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

posted @ Tuesday, July 29, 2014 10:12 AM by Jennifer Davies


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/

posted @ Wednesday, July 30, 2014 9:31 AM by Tony De Azevedo


I would love to get a metal roof installed. I think that have a good use utility wise, as well as a great looking. How does one go about getting it done?  
 
Jim Tracy | http://www.paramountroof.com/Metal-Roofing.php

posted @ Wednesday, July 30, 2014 10:52 AM by Jim Tracy


I think that it was a good idea Marcus. You might want to rethink that situation Jenn. They should all get new roofs. That would be beneficial to everyone. http://www.friendshipandbrunstingroofing.com

posted @ Wednesday, July 30, 2014 12:05 PM by Bob Strong


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/

posted @ Wednesday, July 30, 2014 12:48 PM by Doug


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/

posted @ Thursday, July 31, 2014 3:21 PM by Edmond Vandergraff


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

posted @ Monday, August 04, 2014 9:51 AM by Ray Smith


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

posted @ Monday, August 04, 2014 10:54 AM by Jim Tracy |


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

posted @ Monday, August 04, 2014 11:00 AM by Jennifer Davies


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

posted @ Wednesday, August 06, 2014 9:55 AM by Dolores Brown


That's a tricky situation. It sounds like some of the condos are getting a lot of nice work done. I'm sure I'd prefer to be in one of the homes that was getting the extra attention. 
 
Anita Mas | http://www.capizzihome.com/services/roof-repairs/

posted @ Thursday, August 07, 2014 6:40 PM by Anita Mas


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.orgyroofing.org

posted @ Friday, August 08, 2014 10:15 AM by Edmond Vandergraff


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

posted @ Tuesday, August 12, 2014 9:32 AM by Tom Stubbs


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

posted @ Tuesday, August 12, 2014 10:53 AM by Amelia Heartwright


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

posted @ Thursday, August 14, 2014 9:38 AM by nan


I think that all the residents should receive the same repair as everyone else. If they're paying the same fees as all the other residents why should they be exempt? If they weren't paying for the help of the repair I don't think they should be included. http://www.allclimateroofing.com/thousand-oaks-roof-repairs-installation-job-reference/

posted @ Thursday, August 14, 2014 7:35 PM by Chevy Jones


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

posted @ Tuesday, August 19, 2014 10:39 AM by Jennifer Davies


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

posted @ Tuesday, August 19, 2014 11:25 AM by Marcus Fillion


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

posted @ Wednesday, August 20, 2014 3:32 PM by Julie Myers


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. 
 
| http://www.allfloridawindowcleaning.com

posted @ Wednesday, August 20, 2014 3:38 PM by Avery Gardel


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

posted @ Thursday, August 21, 2014 9:57 AM by Edmond Vandergraff


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

posted @ Friday, August 22, 2014 2:23 PM by Sally Summerfield


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. 
 
| http://www.sunrisewindow.ca

posted @ Saturday, August 30, 2014 10:29 AM by Jennifer Davies


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

posted @ Wednesday, September 03, 2014 5:05 PM by Julie Myers


Those that aren't getting the higher quality roofing shouldn't have to pay part of the assessment. If they have to pitch in, their roofing should be updated as well. That's what I think. 
 
Anita Mas | http://www.diromahomeimprovements.com/frank_diroma_roofing_westerly_ri.htm

posted @ Monday, September 08, 2014 8:57 AM by Anita Mas


Those that aren't getting the higher quality roofing shouldn't have to pay part of the assessment. If they have to pitch in, their roofing should be updated as well. That's what I think. 
 
Anita Mas | http://www.diromahomeimprovements.com/frank_diroma_roofing_westerly_ri.htm

posted @ Monday, September 08, 2014 8:58 AM by Anita Mas


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

posted @ Monday, September 08, 2014 9:19 AM by James Harvon


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

posted @ Monday, September 08, 2014 2:02 PM by Jim


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

posted @ Monday, September 08, 2014 2:18 PM by kiara thorne


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

posted @ Tuesday, September 09, 2014 9:37 PM by Jennifer Davies


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

posted @ Thursday, September 11, 2014 11:25 PM by Emily Dye


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

posted @ Friday, September 12, 2014 12:15 PM by James Harvon


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/

posted @ Monday, September 15, 2014 3:40 PM by Dean Reese


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

posted @ Tuesday, September 16, 2014 9:09 AM by Jim Tracy


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

posted @ Tuesday, September 16, 2014 8:36 PM by Derrick Sly


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

posted @ Thursday, September 18, 2014 2:51 PM by Talmage Dangerfield


This a smart way to handle this. Especially with 1M! I am really impressed. I need to tell my board. http://www.allendorferroofing.com/Services/FlatRoofing

posted @ Thursday, September 18, 2014 7:12 PM by Guy Miflin


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

posted @ Friday, September 19, 2014 2:14 PM by Tony De Azevedo


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

posted @ Friday, September 19, 2014 6:04 PM by Edmond Vandergraff


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

posted @ Friday, September 19, 2014 7:53 PM by Tripp Vanderbilt


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/

posted @ Saturday, September 20, 2014 10:20 AM by Tom Stubbs


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/

posted @ Monday, September 22, 2014 8:31 PM by Ronald Bryan


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/

posted @ Tuesday, September 23, 2014 8:31 AM by Jim Tracy


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

posted @ Tuesday, September 23, 2014 4:45 PM by Emily Merrell


I've been thinking about spray foam installation for my home. I would like to receive the benefits of using it. I want to protect my home from moisture, and reduce noise. http://www.reitzel.ca/spray-foam-insulation-service

posted @ Thursday, September 25, 2014 8:55 AM by hanna


Considering who it benefits, I think that the price would be split. Of course, every association is different when it comes to policies for this kind of thing. Roofing can definitely be confusing when it comes to coverage. (Pun Intended). I'm looking to get some work done on my own roof. I don't live in a condo, so I'm covering the price myself. Hopefully I find a good company to take care of it! http://nulookhomedesign.com

posted @ Thursday, September 25, 2014 9:23 PM by Tyrone Hill


We had a huge storm earlier this summer that did a lot of damage to almost every roof in our neighborhood. I'm just really glad that the HOA had enough money to help pay for what the insurance couldn't pay. It would have been horrible to live without a roof for a couple of months until we could afford it ourselves. http://www.aplusroofingmasonry.ca/index.php/roofing-services.html

posted @ Friday, September 26, 2014 5:10 PM by Edmond Vandergraff


This sounds like a big job. A few years back, our association had to have a job like this done. Its worth it. http://www.Polyweldusa.com/roofing-tools http://www.Polyweldusa.com/roofing-tools

posted @ Saturday, September 27, 2014 11:23 AM by Gary Birtles


"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" 
 
Hmmm. I don't agree that borrowing for a roof replacement is nuts. It is very common. I have lots of friends and family with condos that were given a special assessment for that very reason - roof. It would have raised your monthly dues $119 every single month for 25 years. Personally, I would prefer to invest that $119 a month for 25 years in the stock market and fork over the $35,000 assessment (1M divided by 28 units)when time. You can only raise dues so much- you still need to keep in line with the region average or noone will buy a home in your association if the monthly dues are astronomical.  
 
You can not be exempt from work being done on another building if you live in a condo association. Unfair, but harsh reality. Collectively, the association pays for everything. Sort of like - do you have to pay for maintenance on the pool if you do not swim?  
 
1M for a new roof for 18 units seems like a red flag to me. Your units must be enormous if each roof is $55,000. Unless your "STP" (whatever that means) is for other things too.  
 
I believe you are entitled to roofs of the same quality, and you have a right to discuss this in the next meeting.  
 

posted @ Sunday, September 28, 2014 9:29 PM by condogal


I'm with you on that one. It is very common to have to borrow money for a roof replacement. The HOA should have a reserve fund for a situation like this one. I was a boy scout, so I always live by the motto be prepared. The HOA should always be prepared for anything. http://www.permaboot.co/howitworks.html

posted @ Monday, September 29, 2014 2:51 PM by Talmage Dangerfield


The condo association should have funds for any big roofing replacement. The condo owners shouldn't have to pay that much in addition for the repairs. I don't think they can do that without the consent of the condo owners. http://www.centralcoastsheetmetal.com.au

posted @ Tuesday, September 30, 2014 3:21 PM by Tom Stubbs


It all depends on what happened. I think if it was anything that wasn't the home owners fault then the HOA should pay for it. That is the HOA's responsibility so it is really no question. Because it is around 1 million that just makes it unfortunate for the HOA. http://www.affordableroofinglynchburg.com

posted @ Tuesday, September 30, 2014 9:56 PM by bobby roosco


That sounds like a pretty rough situation. I had to have my entire roof redone a few years back. I did end up paying for it my self but it was well worth it. The company we hired was very efficient and quick at getting the job done. 
 
 
http://www.palmerroofing.net

posted @ Wednesday, October 01, 2014 5:26 PM by kelsey compars


There are some roof repairs that need to be made to my sister's condo before winter hits, and they're trying to figure out how to pay for it right now. I think she has yet to actually check the who's financially responsible for taking care of it. I can't imagine it'd be a terribly expensive repair to make, but it'd still be nice for her if she doesn't have to foot the bill. 
http://www.roofdentist.com/testimonials.html

posted @ Friday, October 03, 2014 2:35 PM by Andre Franklin


A bad storm recently did some damage to my apartment. The roof had the most damage. I think it will need to be replaced. I am going to talk to the HOA soon and ask if they are able to help pay for it. I really hope they will be able to help. 
Emily Smith | http://www.mcmservices.com.au/expertise/roofing-and-cladding

posted @ Monday, October 06, 2014 10:34 PM by Emily Smith


I'm not sure how they would handle it. But roofing isn't a hard task to take care of, in my opinion. But if you are doing it yourself I would be careful. http://awkuettel.com/services/roofing/

posted @ Tuesday, October 07, 2014 10:25 PM by Emily Dye


You're probably going to have to look in your contract. This is something that could go either way. With it being a shared building, it would likely be the association's responsibility to take care of it. It's definitely an interesting situation, I hope it works out. 
http://www.martyrobbinsroofing.com/roofing/durolast.htm

posted @ Friday, October 10, 2014 12:38 AM by Jackson Willis


Wow, that must have been a crazy hale storm! I would imagine that each owner would be entitled to the same roofing since you are all under the same HOA. Our home had some serious wind damage last spring. We were able to get it repaired without an entirely new installation.  
http://www.empireroofingnm.com/Products/

posted @ Friday, October 10, 2014 8:35 PM by calvin james


Does the association also pay to repair rain gutters on the roof? I walked out this morning and realized that there was a huge crack in one of ours. It is basically pointless if the water isn't able to get channeled into one area. I hope that I'm able to get this fixed soon. http://www.a1seamlessguttersmaine.com

posted @ Monday, October 13, 2014 5:04 PM by Edmond Vandergraff


My husband and I have been living in a older home that we have been paying rent on. We have noticed that our roof is not very durable and is becoming weak in some areas. We need to have it replaced soon before we have major leakage coming into our home. Hopefully the people we are renting from will pay to fix this. http://www.bestfutureroof.com

posted @ Tuesday, October 14, 2014 3:23 PM by Zeda Jackson


I agree that if something like this is to happen you should be able to borrow money from association. They should have an emergency fund that they can pull from. It would be professional and look good on there end of the business. http://www.whalleysfourseasonsroofing.ca/

posted @ Wednesday, October 15, 2014 7:14 PM by Emily Dye


It's a good idea to get a contractor in to see what the damage is on the roof of the condo. You need an estimate of what the cost is going to be for repairs. You might have to get the condo's insurance involved, because it sounds like it's going to be a pretty expensive repair. http://www.wdcontractors.ca/en/

posted @ Tuesday, October 21, 2014 3:02 PM by Dolores Brown


I think that you should check your documents and by laws for help. If I was in your situation I would probably have to talk to an attorney about the whole situation. There have been a lot of roofing contracts lately and I feel like this question has come up before. Roofing can get expensive fairly quickly so you better make sure you have your bases covered. http://www.lucasroofing.com

posted @ Wednesday, October 22, 2014 1:12 PM by Caleb Hart


If you are having problems with your roof, it can be a huge project to try to fix it! I would suggest that you get working on figuring out a solution for fixing the roof. Something you could do is find out if anyone in the other condos is able to fix roofs and can do it if you get them the supplies to repair! http://www.harringtonco.com/roofing-products-equipment/

posted @ Friday, October 24, 2014 5:15 PM by Grant Harper


I would definitely contract the project out. If you are willing to pay top dollar, you could probably get it done very quickly and owners would not be displaced for long. This is who I used for my room repair. It went very smoothly. http://ferranteinsurance.com/contractor-liability-insurance/

posted @ Saturday, October 25, 2014 11:35 AM by Calvin James


I have had to deal with multiple issues with my roof before. I am not sure how your association would deal with that situation but I am sure there is some solution they can figure out for you. That sounds like it will be a pricey project though so I would make sure they find a well qualified roofer to do the job.  
 
http://www.easttexasroofworks.com

posted @ Monday, October 27, 2014 4:43 PM by kody lawrence


I wouldn't imagine that those other units would be worked on again. It wouldn't make much sense to redo the roof that quickly. If they feel like they have a lesser roof the roofing company could probably do adjustments to the roof to make sure everything is fair and equal.  
http://www.aedroofing.com

posted @ Tuesday, October 28, 2014 9:55 PM by Anna Jones


A lot of condo associations are usually willing to pay the remaining cost for a huge roof replacement after the insurance company covers their portion. We really need to get our roof replaced this next upcoming year. I don't know if it's going to survive another winter if it snows as much as it did last year. http://www.fivestarroofs.com

posted @ Wednesday, October 29, 2014 5:17 PM by Tony De Azevedo


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