Priced Per Building, So Your Board Can Actually Decide

One number for twenty buildings is why the project keeps getting tabled

Communities built in phases have roofs of different ages, different exposures and different repair histories. Bidding them as one lot hides which ones are urgent, and produces a total that forces the board straight into a special assessment conversation.

Assessed per building, most associations find that four or five roofs genuinely need replacing this year and the rest have years left. That version is fundable from reserves, and it is a motion a board can pass.

Common questions

Is a condo roof the HOA's responsibility in California?

Usually, because the roof is typically common area and Civil Code §4775 places common area repair and replacement on the association unless the governing documents provide otherwise. Many planned developments assign roofs to owners instead, so your CC&Rs control — confirm the reading with your association's counsel.

Can our board approve a special assessment for a roof without a member vote?

It depends on size and circumstances. Davis-Stirling generally requires member approval for special assessments totalling more than 5% of budgeted gross expenses in a fiscal year, with statutory exceptions including certain emergencies — Civil Code §5605. Your counsel should confirm how it applies to your association.

How often must a California HOA inspect its roofs?

Davis-Stirling requires a reasonably competent and diligent visual inspection of accessible major components at least once every three years, with an annual review of the reserve study — Civil Code §5550. We provide per-building condition reports and remaining-useful-life opinions your reserve analyst can use directly.

Can you replace some buildings now and the rest later?

Yes, and for most associations that is the right answer. We price per building, state how long that pricing holds, and recommend a sequence — which frequently lets a community fund the urgent buildings from reserves instead of calling a special assessment.

How much deposit can a roofer ask an association for?

On a California home improvement contract the down payment may not exceed $1,000 or 10% of the contract price, whichever is less — Business and Professions Code §7159.5. Progress payments against completed phases are normal; large prepayments are not.

Who holds the contract?

Cutting Edge General Contracting, CSLB #1007180, General Building. Roofing is installed by a licensed C-39 roofing contractor under subcontract, as California Business & Professions Code §7057(b) provides. The association gets one contract and one certificate of insurance to collect.

Statute references are provided for orientation only and are not legal advice. Confirm how they apply to your association with your association’s counsel.