Property management roof services
Roof Maintenance Programs for Property Managers
You get 1 roof vendor, 1 report format and a written record for every work order, with numbers you can put in front of your owner or board without having to defend a roofer's guess.
Every roof is scanned, scored from 0 to 100 and given an Estimated Remaining Service Life, so the budget conversation starts from data.
What do you hand your owner or board after a roof scan?
You hand over 1 PE-stamped report per roof with a Roof Condition Score, Estimated Remaining Service Life, Moisture Map, Deficiency Map, Immediate Repairs, 1-3 Year Recommendations and a Capital Planning Recommendation.
In every report
- Roof Condition Score on a 0 to 100 scale
- Estimated Remaining Service Life in years
- Moisture Map showing every wet area under the membrane
- Deficiency Map with each defect located and photographed
- Immediate Repairs, priced
- 1-3 Year Recommendations, priced
- Capital Planning Recommendation for the replacement year
The report arrives within 48 hours of the scan and carries the signature and stamp of a licensed Professional Engineer.
Why are scan numbers easier to defend than a roofer's estimate?
Scan numbers are easier to defend because 100 percent of the roof area is measured, so a repair budget rests on mapped wet areas and counted defects rather than a walk-on impression.
| Question from the owner | Typical roofer estimate | Our scan report |
|---|---|---|
| How bad is the roof? | "It needs work" | Roof Condition Score, 0 to 100 |
| How long will it last? | A guess, if asked | Estimated Remaining Service Life in years |
| Is there water in it? | Unknown without core cuts | Moisture Map of the whole roof |
| Why this repair amount? | Lump sum | Defect type, quantity, unit and cost |
| Who signed off? | Sales estimator | Licensed Professional Engineer |
| Can we compare next year? | Different format each time | Same scale at every scan |
How does a program prevent mid-year roof surprises?
A program prevents mid-year surprises with 2 scheduled visits a year, a fixed annual fee and a repair allowance on Protect and Manage, so most small repairs are already paid for before they become leaks.
- Spring and fall visits catch drain, seam and flashing problems before the wet season and after it.
- Protect includes a repair allowance of up to $1,500 a year.
- Manage includes up to $2,500 a year, 24-hour leak response and annual low-pressure cleaning.
- Every finding is priced in writing before work starts, so nothing reaches the owner unannounced.
Fees and minimums for each tier are listed on maintenance programs and pricing.
What changes when you use 1 roof vendor instead of 5?
With 1 vendor, 1 contact handles scans, repairs, leak calls and records for every building, instead of 5 contractors with 5 report formats and 5 sets of invoices to reconcile.
Example for illustration: 6 buildings, each with a vendor contact, report format, invoice stream, warranty file and leak line.
What documentation comes with every roof work order?
Every work order closes with 4 records: the location on the Deficiency Map, before and after photos, the materials used and the cost against the repair allowance.
Issue logged
From a scheduled visit, a tenant call or a scan finding, located on the roof plan.
Scope and price approved
Written scope and cost sent to you before any work begins.
Repair completed
Before and after photos taken from the same position.
Record filed
Added to the roof file you can forward to an owner, insurer or warranty holder.
Those records are what manufacturers look for, as explained on roof warranty management.
How do you start a program across your managed properties?
Start by sending 1 list of addresses and approximate roof areas, and we quote the scans within 1 business day.
Managers with many buildings usually move to the ranked view described on multi-building portfolios, which sorts every roof by years remaining.
More on roof asset management
FAQs
What are roof maintenance programs for property managers?
Annual programs that scan, maintain and document every roof you manage, with one vendor and one report format.
Do I need owner approval for each repair?
You decide. Many managers approve repairs within the annual allowance and send larger items to the owner with the priced scope attached.
Can the report go directly to my owner?
Yes. The PE-stamped report is written to be forwarded as is.
What does rooftop property management include?
Scheduled visits, drain and debris clearing, seam and flashing repair, leak response and the records for each.
How fast are tenant leak calls handled?
Manage includes 24-hour leak response. Other tiers are scheduled as soon as possible after the call.
Can different properties be on different tiers?
Yes. Each roof is assigned Monitor, Protect or Manage according to its condition and risk.
What if the owner sells a building?
The roof file transfers with the building and gives the buyer a documented condition history.
Is pricing per building or per square foot?
Per square foot per year, with an annual minimum for each tier.
How long is the contract?
The term is [TERM TO BE CONFIRMED]. Ask for the current agreement when you request a quote.
Do you work on all flat roof types?
Yes: TPO, EPDM, PVC, spray polyurethane foam, modified bitumen and built-up roofs.
How do I get a quote?
Request a roof scan with your property list, or call (310) 647-7192.
Give your owner numbers that hold up.
Trusted since 1983 on over 20,000 commercial roofs. California License 435836.