Phasing Across Buildings
Very few communities can or should replace every roof in one season. Phasing is not a compromise — done deliberately it funds the project from cash flow and contains disruption to a few buildings at a time.
How buildings get ordered
- Active leaks and interior damage first, always
- Then roofs with the least remaining life, by condition rather than by installed date
- South and west exposures ahead of shaded buildings of the same age
- Buildings with a second layer already on them, since their failure mode is faster
- Buildings whose rot exposure is highest, because deferring those costs the most
Holding price across fiscal years
A phased project crosses budget years, and material pricing moves. We will state how long per-building pricing holds and what drives an adjustment, in writing, so a board is not approving phase one against a number that evaporates before phase three.
That is a commitment with a limit on it. Anyone promising fixed pricing three years out without conditions is not being straight with you.
Keeping disruption contained
- One cluster of buildings at a time, so the whole community is never a construction site
- Dumpster and material staging agreed with the manager before each phase
- Notice reissued for each phase, to the residents actually affected
- Work outside the rainy season wherever the schedule permits
Common questions
Does phasing cost more than doing everything at once?
Per building, somewhat — each phase carries its own mobilisation. Against that, phasing often avoids a special assessment or a loan, and the interest saved usually exceeds the mobilisation cost.
How long can you hold pricing for later phases?
We state a specific period and the conditions that would change it. Material costs are the variable we do not control, so we tell you what the exposure is rather than promising it away.