Phased replacement
Replacing roofs one phase at a time
Each phase is a few buildings, with its own scope, bid and board vote. The schedule says which buildings come next. A phase is not final until the board approves it.
Between phases we log repairs by building and walk the remaining roofs once a year. If a roof is failing sooner than the schedule thought, the board can move it up.
A phase, from the residents' side
What happens at each building
- 01Before
Step 1: Written notice
Residents get a notice with the dates, the hours and where to park.
- 02Day one
Step 2: Set-up and protection
Landscaping, pool decks and walkways are covered before any tile moves.
- 03Day one
Step 3: Tear-off and deck check
The old roof comes off and the deck is checked. Rotted sheets are priced per sheet, as the bid says.
- 04The week
Step 4: Underlayment and tile
New underlayment goes down, then the tile is set or replaced, with flashing at every penetration.
- 05Each day
Step 5: Cleanup and sweep
Debris is hauled away and the ground is swept with a magnet for nails.
- 06At the end
Step 6: Walk-through and photos
The board's contact walks the building with the superintendent, and the photos go in the close-out file.
Roofs in a typical community
What the schedule usually covers
Tile roofs
Lift and relay, or new tile, over new underlayment.
Foam and flat roofs
Clubhouses and gatehouses, recoated or replaced.
Shingle roofs
Smaller buildings, such as mail kiosks and pool pavilions.
Ramadas and covers
Shade structures on common ground.
About phased replacement
Who decides which buildings go first?
The board does. We rank the roofs and recommend an order. The board can change it.
Can a phase move up?
Yes. A roof that fails sooner than the schedule thought can move to the next phase, or get a repair that holds it.
Who talks to residents?
We send the notice and give the manager a contact for each building. Resident questions come to the office line.
See your roofs in a schedule
A roof walk gives the board a ranked list and a first draft of the phases.