Blog · Ohio & Michigan
HOA and condo roof replacement: a step-by-step guide for boards
How associations in Ohio and Michigan plan multi-building roof projects: who pays, inspections, reserve budgets, phasing, bidding and owner communication.
By Jonathan Blake · · 2 min read
- Read the governing documents first. They decide whether roofs are the association’s or the owners’ responsibility.
- Inspect and document every building before you budget, starting with the worst one.
- Send one written bid package to every contractor so the board compares the same scope.
A condo or HOA roof project is a single-family re-roof multiplied by dozens of buildings, a shared budget, and owners who all want to know what’s happening. Boards that do it well follow the same steps.
Step 1: Confirm who is responsible
Before any numbers, read the declaration and bylaws. Many condominiums treat roofs as common elements maintained by the association. Many townhome HOAs leave roofs to individual owners, sometimes with architectural rules about materials and colors. State law fills in gaps. When the documents aren’t clear, get an opinion from association counsel before you budget.
Step 2: Build a roof inventory
For every building, record:
- Roof type (shingle, low-slope membrane, metal) and area in squares or square feet.
- Install year and any warranty paperwork.
- Leak history and past repair invoices.
- Access issues: tight drives, landscaping, pools, carports.
The roof size by house size chart and the roof size calculator give quick areas for shingled buildings. For flat roofs, use plans or a measurement report.
Step 3: Inspect, starting with the worst building
A documented inspection with photos turns “the roofs are old” into priorities. Start with the building that leaks most or worries the board most, then decide how far to go. You can request a free inspection for your community from any page on this site.
Step 4: Update the budget and the reserve study
Replace old reserve study assumptions with inspection findings and current prices. The community roof cost planner gives planning ranges across all your buildings, and the five-year budget lays them out year by year for the board packet.
Step 5: Decide on phasing
| Approach | Pros | Cons |
|---|---|---|
| All buildings at once | One mobilization, one warranty start date, often better unit pricing | Largest single expense; bigger disruption |
| Phased by condition | Spreads cost across reserve years; worst roofs first | Prices can rise between phases; roofs age unevenly |
| Phased, bid up front | Locks pricing and materials for the whole program | Needs a longer contract and clear escalation terms |
Step 6: Bid it the same way to everyone
Send every contractor the same package: building list, roof areas, scope, materials and colors, warranty, insurance requirements, schedule limits, resident-notice rules, cleanup and site protection. The RFP generator builds that document. Ask for at least three bids and compare line by line.
Step 7: Communicate with owners
Tell owners what to expect before crews arrive: dates by building, parking and access changes, noise hours, debris and nail cleanup, and who to call with questions. A short notice a couple of weeks ahead and another a few days before goes a long way.
Free download: bring the HOA and condo roof planning checklist (PDF) to your next board meeting.
Run your numbers
Quick roof estimate
Provisional planning range (our setting, not a quote or market average). Real prices depend on condition, access and scope.
What this estimate does and doesn't cover
- It all depends on the roof. Condition, material, pitch, number of layers, access and local code can move the price well outside this range. Treat it as a first budget number, not a price.
- Roof area is a rough guess. We turn living area into roof area using your stories, a 10% allowance for overhangs and your pitch. Garages, porches, dormers, valleys and complex shapes are not counted. A measurement report or an on-site measurement will differ.
- The dollar band is our own provisional setting, informed by published guides. It is not a verified Ohio or Michigan market average, not a contractor quote and not an offer.
- Assumes a straightforward replacement: one layer torn off, standard underlayment, ice barrier at eaves, flashing and cleanup.
- Not included: rotted decking, extra layers, framing or structural repair, major ventilation changes, chimney work, skylights, gutters, permits, steep or difficult access, and insurance-related work.
- Repairs are not priced. Leaks, storm damage and small repairs need an inspection.
- Stay off the roof. Measure from the ground or plans, and get a written proposal from a licensed, insured contractor before you decide.
See how we set ranges and our disclosures.
Quick commercial roof estimate
Provisional planning range (our setting, not a quote or market average). Real prices depend on condition, access and scope.
Questions readers ask
Who decides whether the association or the owner pays for roofs?
The declaration and bylaws, read together with state law. In Ohio, condominiums fall under Revised Code Chapter 5311 and many planned communities under Chapter 5312. In Michigan, condominiums fall under the Michigan Condominium Act. When the documents are unclear, ask association counsel.
Do we need a special assessment for new roofs?
Only if reserves fall short. An up-to-date reserve study with real inspection findings and current bids tells you how much is needed and when, which gives the board time to plan instead of assessing in a hurry.
Can we use different contractors for different buildings?
You can, but one contractor for a phased program usually means consistent materials, details and warranties across the community. Bid the whole program and award in phases if that fits the budget.
How do we keep owners informed?
Share the plan, the schedule and what to expect: parking, noise, debris, access and start and end dates for each building. A single point of contact for questions helps.
Sources
- Ohio Revised Code Chapter 5311: Condominium Property, State of Ohio
- Ohio Revised Code Chapter 5312: Ohio Planned Community Law, State of Ohio