Apartment complexes, condo associations and townhome communities have roofs that behave like a single-family roof multiplied, with a lot more people depending on them. Here is what owners, managers and HOA boards should know.

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The basics

Most multi-family properties in North Texas combine pitched shingle roofs on the residential buildings with low-slope sections over breezeways, clubhouses or mechanical areas. Each needs its own maintenance approach.

Because buildings were usually built at the same time with the same materials, they tend to age and fail together. One hailstorm can damage every building on the property at once.

Maintenance that pays off

Inspect twice a year, spring and fall, and after every significant storm

Keep a building-by-building record with photos, so you can track changes and support insurance claims

Clear gutters, drains and scuppers, especially near trees

Fix leaks promptly. In multi-family buildings, one leak can damage more than one unit.

Replace failing vent boots and flashing across all buildings at once, since they wear out at the same rate

Planning for replacement

Roofs are one of the largest items in a reserve study. A few things help:

Know the real condition of each building, not just its age

Phase replacements, worst buildings first, to spread cost across budget years

Standardize on one product line and color so repairs match later

Understand your insurance policy. Commercial policies often have percentage-based deductibles for wind and hail.

Choosing a contractor

Look for a contractor who:

Has done occupied multi-family work, not just single homes

Provides a written phasing plan and resident communication plan

Assigns one named project contact for the whole job

Documents every building with photos before and after

Carries proper insurance and provides certificates to the association or management company

Resident communication

Residents need notice before work starts on their building, with dates, parking instructions and what to expect in terms of noise. Clear notices and a phone number for questions head off most complaints.

Energy and materials

Reflective shingles and white membranes on low-slope sections can cut cooling loads on top-floor units. Impact-resistant shingles cost more but can reduce storm damage and premiums across the property.

We work with property managers and HOA boards across the Dallas-Fort Worth area. Call (855) 741-ROOF to schedule a property inspection.

A Multi-Family Roofing Guide for Owners and HOAs