HOA Roof Replacement
A community roof project has two halves. The roofing is the straightforward one. The harder half is funding it, approving it, and getting several hundred residents through it without a revolt.
What a board needs before it can decide
- A condition assessment per building, not one number for the whole community
- Remaining useful life for each roof, so buildings can be sequenced rather than done at once
- A scope specific enough that three bids can actually be compared
- Total cost, and the cost per phase if the work will be split across fiscal years
- A clear statement of what is included: tear-off depth, underlayment, ventilation, rotted sheathing allowance, gutters
Why we bid per building
Communities are rarely uniform. Buildings constructed in phases have roofs of different ages, different sun exposure, and different histories of repair. Pricing them as one lot hides which ones are urgent.
Bidding per building lets a board replace the four that need it this year and schedule the rest, which is frequently the difference between funding from reserves and calling a special assessment.
The rot allowance matters more here
On Sacramento re-roofs generally, roughly 37% of permitted re-roofs in unincorporated Sacramento County (2023–2025) involved sheathing, dry rot or structural work. Across a community of twenty buildings, that is not a risk — it is a certainty on some of them.
A proposal that does not state a per-sheet and per-linear-foot rate in advance will produce change orders mid-project, which is the single most common way a community roofing project loses a board's confidence.
Who holds the contract
Cutting Edge General Contracting is the contracting party, CSLB #1007180, General Building. Roofing is installed by a licensed C-39 roofing contractor under subcontract, as California Business and Professions Code §7057(b) provides.
The association gets one contract, one certificate of insurance to collect, and one party accountable for the whole community.
Common questions
How long does an HOA roof replacement take?
Count on roughly two to four days per typical building for a shingle re-roof, then add mobilisation between buildings. A twenty-building community is normally phased over several weeks or across two seasons, depending on funding.
Can you replace some buildings now and others later?
Yes, and for most associations that is the right answer. We price per building and hold pricing for a defined period so a board can approve a phased schedule rather than one enormous number.