Overview
A roof replacement is one of the largest single line items an association will fund, and in South Florida it carries weather exposure few other projects do. Contractors may price the same building very differently. Manufacturer warranties turn on details most boards never see. A re-roof that runs into storm season can leave the building exposed if sequencing and dry-in are not tightly managed.
Greenberg Advisory tracks the association's position in the record: defining the roof system scope, leveling bids on equal terms, tracking the contractor against the approved specification and manufacturer requirements, and coordinating a closeout warranty the association can rely on.
What’s Included
Pre-Construction
- Roof system selection and specification review against the building’s deck, slope, and exposure
- Wind-mitigation and uplift requirements tracked against High Velocity Hurricane Zone roofing standards
- Contractor pre-qualification, RFP development, and apples-to-apples bid leveling
- Permitting strategy and coordination with the building department and roofing engineer
- Reserve and special assessment alignment so funding is in place before contract execution
During Construction
- Schedule of Values review and review of stored-materials and progress billing
- Pay application review and recommendation: every draw reviewed before it reaches the Board for approval
- Tear-off sequencing and dry-in oversight to limit weather exposure
- In-progress inspection coordination, including manufacturer field reviews tied to the warranty
- Change order analysis for deck repair and concealed conditions exposed at tear-off
- OAC meeting facilitation, minutes, and decision tracking
Closeout
- Final roof walkthrough, punch list development, and closeout documentation
- Manufacturer warranty issuance confirmed and registered in the association’s name
- Lien releases with contractor and subcontractor final waivers
- Warranty, permit closeout, and maintenance documentation turned over to the association
- Final reconciliation against contract value
Common Questions
When does a condominium roof need to be replaced?
When the system reaches the end of its service life, fails inspection, or no longer holds up under South Florida's wind and water exposure. A reserve study or milestone inspection often forces the timing.
What is the HVHZ, and why does it matter for re-roofing?
The High-Velocity Hurricane Zone covers Miami-Dade and Broward and carries the strictest roofing and uplift requirements in Florida. The roof system has to be specified and permitted to those standards, which narrows the eligible products and moves the price.
Why do roofing bids vary so much for the same building?
Contractors often price different assemblies, warranty terms, and deck-repair allowances, so the numbers aren't comparable as submitted. Leveling them against one specification is what turns three quotes into a real decision.
How do we keep the building protected during a re-roof?
Tear-off and dry-in have to be sequenced so the building is never left open ahead of weather. Greenberg Advisory tracks the contractor's dry-in plan and flags exposure early, which matters most when the work runs toward storm season.
Does Greenberg Advisory replace the roof or design it?
No. The roofing contractor installs it and the roofing engineer or consultant specifies it. Greenberg Advisory represents the association, leveling bids, protecting warranty terms, and reviewing and recommending payment against work actually in place.
When to EngageBefore the roof system is specified and before bids go out. Once contractors price different assemblies, an even comparison is hard to recover. Warranty terms are easiest to protect at the start.
Certification and statutory compliance rest with the engineer, architect, or other retained professional of record; Greenberg Advisory reviews, tracks, and recommends, and does not certify, approve, or replace those roles.
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