Roof repairs your board can approve in pieces
Most condo roofs don't need replacing this year. They need the open seam, the cracked pipe boot and the clogged drain found and fixed. We repair flat and low-slope membranes, sections of asphalt shingle, chimney and parapet flashing, roof drains, scuppers and roof edges, one scope sheet per item.
Not included
A full roof replacement is a capital project with its own scope sheet and bids. We also don't remove and reset solar panels.
On the scope sheet
Each problem marked on a roof photo
What we will repair, and with what
What we will not touch
How we reach the roof, and who is told
The price, and what could change it
What moves the price of a roof repair
The scope sheet names each of these for your building. No figure is printed here; the sheet carries the price.
Roof type and access
A flat roof reached by a hatch costs less to work on than a pitched roof that needs staging.
Size of the repair
A seam and a boot are a day's work. A run of failed flashing along a parapet is longer.
Age of what is there
An old membrane may not take a patch. The sheet says so before work starts.
The weather window
Membrane and sealant work needs dry days above freezing, so winter fixes are stopgaps by design.
How a roof repair goes
Step 1: Roof walk and photos
We go up with your manager's access and photograph each problem.
Step 2: Scope sheet
One sheet per item, with a roof plan and a price.
Step 3: Approval and notice
The board votes; owners under the work get written notice.
Step 4: Repair and close-out
We repair, then send photos of the finished work.
Questions about this work
Does a roof repair need a permit?
Roof replacement and structural work need a permit in most Massachusetts cities and towns. Patches and flashing repairs often don't. We ask the local building department before we price the work and put the answer on the scope sheet.
Can you work in winter?
For stopgaps, yes: a tarp, temporary sealant, a cleared drain. Permanent membrane work waits for dry days above freezing.
What is an ice dam, and is it a roof problem?
An ice dam forms when heat escapes into the attic, snow melts, and the water refreezes at the roof edge. We repair the damage and flashing it causes. Insulation and air sealing are the longer fix, and we say when they are.
Who decides between repair and replacement?
Your board does, from a scope sheet for each. We tell you what we see and we don't push replacement.
Have a roof item on the list?
The first walk-through is one visit of up to two hours and ends with a photo list of what we saw.