Estimates
What a roof estimate is, for an association
A walk comes first. The estimate that follows is written, with a price for each phase and what each price includes.
The roof walk is the same visit whether you ask for an estimate or a schedule. You get a written scope, and the board gets the numbers in the packet.
How pricing works
Five answers, before you ask for a number.
What decides the price
A community's roofs are priced by what is on them and how they are reached.
Roof area, in squares, and the number of stories
Material: tile, foam, flat or shingle
Whether the tile is reused or replaced
Deck condition, found after tear-off
Flashing, vents and skylights
Access for trucks and a lift, and where crews can park
How many buildings share a phase
Permits, and the manufacturer's warranty level
What the estimate includes
Each line is on the page, so two bids can be set side by side.
Tear-off and disposal
Deck inspection, with a price per sheet for repairs
Underlayment, flashing and drip edge
Tile or foam, installed
Cleanup, including a magnet sweep
Permit, when we pull it
Insurance certificates
The workmanship terms, in writing
What it leaves out, or prices as extras
Anything found after the roof is open is priced before the work goes ahead.
Rotted decking beyond the allowance
Fascia, soffit and stucco repair
Skylights and solar panels
Interior repair from old leaks
Code upgrades an inspector requires
The association's architectural review fees
The visit
A walk of the grounds, then the roofs, by foot or by drone. We look in an attic where we are given access.
We photograph every roof we walk
We measure from the roof, not from a map
We show the manager what we found before we leave
When you get the number
The estimate arrives in writing, as options by phase. We tell you at the walk when to expect it, and we do not quote a price on the phone.
A price for each phase and for the whole
The assumptions stated beside each price
The visit
A roof walk, step by step
- 01
Step 1: Book the walk
The manager picks the days. We ask for gate codes, parking and any roof access rules.
- 02
Step 2: Walk the grounds
We look at the buildings from the ground first, for sagging, staining and missing tile.
- 03
Step 3: Walk the roofs
We go up with a harness tied to an anchor, and photograph each roof.
- 04
Step 4: Look inside
Where access is given, we check an attic or a top-floor ceiling.
- 05
Step 5: Measure
We measure the roofs and note the access.
- 06
Step 6: Grade
Each roof gets a condition grade, with photos.
- 07
Step 7: Write it up
The report, the ranked list and the options by phase go to the manager.
About estimates
Is the walk free?
Yes. The walk and the written estimate carry no charge. The terms are that we cannot walk a roof we are not given access to, and that the estimate lists its assumptions.
Will you match another bid?
We will say line by line where our bid differs from another, if you share it. We do not change our price to match.
What if you find damage the walk did not show?
We stop, photograph it and price it before the work goes ahead. The board approves the change in writing.
Ready for a walk?
Tell us how many buildings and what the roofs are made of, and we will book a day.