by John Tight, CEO, Campbell Property Management
Debating whether or not to restore, repair or replace the roof of the condo is a race against the clock for many high-rise condo associations – you want to make sure you are making the right decision without wasting money and time. Over time, roofs age due to exposure to the elements, storms and careless cleanings. Eventually, all roofs will wear out and need to be replaced. So, how do you know that you really need a new roof now, as opposed to just a repair?
Here are some pointers when evaluating your roof problem:
- The first thing you need to know is what type of roof system that you have. Is it a single ply or Asphalt roof, etc.? Different roofs require different maintenance programs. Be aware of your roof warranty. Is your roof warranty currently covered by the contractor, the manufacturer or both?
- Have you kept up with the requirements to maintain the warranty? Usually, this means annual inspections and maintenance on the roof. If you have questions regarding your roof, make sure to have it evaluated by an unbiased third party, such as a construction advisor or have two separate roofing contractors who specialize in your specific roof system diagnose the problem.
Here is a good story on determining if you need a new roof or not and to highlight why consulting a construction advisor could save your high-rise condo association thousands of dollars:
A high-rise condo in Fort Lauderdale had been experiencing intermittent roof leaks for over three years. Every time one was fixed, another emerged. The condo association did not know what to do and assumed they would need a new roof. They reached out to a general contractor who recommended a new roof, which would cost them $80,000. A new property management company was later hired and a construction advisor was consulted to advise the board on their roof replacement. However, after a brief inspection of the roof and some basic leak testing, the construction advisor isolated the issues and supervised a contractor who was able to repair the roof for under $3,000. This saved the condo board from a new roof costing $80,000.
Figuring out if you should restore, repair or replace the roof on your condo can be a stressful process. However, asking a construction advisor or an unbiased party to review the issue can help save your association tons of money.
Has your condo association ever replaced, repaired, or restored a roof? What did you take into consideration before deciding on what to do with it? Let us know in the comment section below.