By Chuck Hormuth, Aspen Group
Most managers and owners are pressed for time and have budget constraints that make roof tune-ups feel like a luxury rather than a necessary maintenance function. However, if done correctly, roof tune-ups will save time, frustration, and money.
Let’s start with what a roof tune-up is. A roof tune-up is designed to address problems before they become a major issue. A roofing professional can usually do a tune-up in a half day to a day, depending on the size of the roof. The roof tune-up begins with a roof inspection. Inspections evaluate and document the exposed components of the roofing system. The second step in the process is the actual roof tune-up. The roof tune-up addresses the issues identified in the inspection. Typical remediations include ensuring there are no exposed nail heads, that the pipe jack seals are in good condition, there are no missing or damaged shingles, the gutter system is able to perform properly, and there are no obvious issues with caulking or flashing. Repairs completed during the inspection and when there isn’t an active issue are typically easier and less expensive.
A professional roofing tune-up should also include an inspection report with photos, which will also ensure you have documentation of the condition of your roof on a yearly basis. This has proved extremely helpful for some of our clients during insurance claims as some insurers will use the lack of documented maintenance as a reason for denying a claim.
Having good documentation of the condition of your property’s roofs can also help you during a hail claim. In recent years, some insurance companies have started denying claims asserting the client’s hail damage is “old hail damage,” shifting the burden of proof back on the association or ownership group. By having a yearly inspection report with pictures, you will be in a better position to accurately file a timely claim and you will have documentation of the roof condition prior to your established date of loss with the insurance carrier.
Many roof leaks we repair after-hours are due to minor issues that a roof tune-up would have corrected. A single roof leak repair will often cost more than the cost of an entire roof tune-up. Leaks cause after-hour calls to management, unforeseen expenses, and possibly issues with relocation of tenants. As a manager, roof leaks can also be the most disruptive to your schedule as they require immediate responses and seem to happen during evenings and weekends due to Murphy’s Law.
Some manufacturers state that you can extend the life of your roof by up to 5 years by performing yearly inspections, which can save you thousands and even hundreds of thousands. While it does feel we all have less time and tighter budgets, we hope you see why a yearly roofing inspection will save you both time and money in the long run.
If you have any questions or would like to see a sample inspection report, please feel free to reach out to the author at chuck@aspengroupco.com.
Aspen Group has been serving the exterior reconstruction needs of HOA community since 2012, specializing in roofing, painting, and siding.
