For boards, community managers and property managers
HOA, condo and community roof planning
Multi-building roofs, shared budgets and owners who all want answers. Plan inspections, reserves, phasing and bids with tools that show their math.
Photo: Jeremy Boley / Unsplash
Tools for associations
Community roof cost planner
Inspection program, maintenance plan, coating and replacement ranges across all your buildings.
Five-year roof budget
Lay out each building by year for the reserve study and the board packet.
Roofing RFP generator
One bid package so every contractor prices the same scope.
Roof size by building size
Quick roof areas and squares for shingled townhome buildings.
Inspection intake
Log leaks and problem areas by building before the site visit.
Gutter calculator
Footage and downspouts for each building, with a planning range.
Why association roofs are different
A single-family homeowner decides alone. A board decides for dozens or hundreds of owners, spends reserve money it has to account for, and often has to phase work across buildings that were built at the same time and are wearing out together. That changes the questions:
- Who is responsible? Your declaration and bylaws say whether roofs are common elements the association maintains or owner responsibilities. 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. Ask association counsel when the documents aren't clear.
- Is the reserve study current? Roof life and replacement cost in an old study can be years out of date. Replace its assumptions with inspection findings and current bids.
- All at once or in phases? Phasing spreads cost and disruption. Bidding the whole program up front locks in pricing and keeps materials and warranties consistent.
- How will owners be told? Plan notices for parking, access, noise, debris and schedule changes before the first tear-off.
Quick estimate for one building
Move the sliders. Numbers update instantly.
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.
A roof plan a board can defend
- Inventory. List every building with roof type, age, area and leak history.
- Inspect. Get a documented inspection, starting with the building that worries the board most.
- Budget and bid. Update the reserve plan, phase the work, and send one RFP to at least three contractors.
Quick poll
When did your association last update its reserve study?
Bid the whole multi-year program up front, even if you build it in phases. It keeps pricing, materials and warranties consistent across buildings.
HOA and condo roof questions
Who pays for roof replacement in a condo or HOA?
It depends on your declaration, bylaws and state law. In many condominiums the association maintains roofs as common elements, while in many townhome HOAs the owner does. Read the governing documents and ask association counsel before you budget.
How often should an association inspect its roofs?
Many associations inspect once or twice a year, typically in spring after snow season and in fall before it, plus after major storms. Documented inspections also help with warranty claims and reserve planning.
Should we replace all the buildings at once or in phases?
Phasing spreads the cost over several reserve years and keeps disruption down, but prices can rise between phases and roofs can age unevenly. Many boards phase by condition, starting with the worst roofs, and bid the whole program so later phases are priced up front.
How do we get comparable bids for a multi-building project?
Send every contractor the same written request with the building list, roof areas, scope, materials, warranty, schedule, insurance requirements and resident-notice rules. Our RFP generator builds that document.
Can we get a free inspection for the community?
Yes. Request a Free Asset Protection Inspection and choose HOA / condo. Starting with the building that worries the board most keeps the first step simple.
Talk to someone about your community's roofs
Takes about 30 seconds. No obligation, and we never sell your information.