Roof replacement for townhome and condo associations, priced building by building
State Restoration Services replaces roofs on townhome and condo association buildings across Lake and Cook County. We are a family-owned roofing contractor based in Lincolnshire, and we install GAF, Owens Corning and IKO shingle systems.
We walk every roof in person, write down the squares we measured on each building and price the job on what we found. Your board gets a number per building, so proposals can be compared line by line.
What the board gets in writing for each building
Buildings on one property age differently. One may still carry two layers of old shingles, another may have a soft deck under a valley that faces the trees. So our price gives every building its own sheet, measured on that roof.
Building 1
- Squares measured on the roof
- Layers to tear off
- Shingle line and color, by name
- Deck sheets at the unit rate
- Step and counter flashing
- Vents and pipe boots
Building 2
- Squares measured on the roof
- Layers to tear off
- Shingle line and color, by name
- Deck sheets at the unit rate
- Step and counter flashing
- Vents and pipe boots
The same sheet repeats for every building on the property. Add the sheets and you have the total, and anyone on the board can see which building drives it.
The going rate in the north and northwest suburbs for one replaced 4x8 sheet of roof deck, installed. Rot is only visible after tear-off, so this rate belongs in the contract before work starts. Our guide to roof decking replacement cost explains why it cannot be measured in advance.
The published range per square (100 square feet) for a full tear-off with architectural shingles in the Chicago suburbs. Pitch, height, layers and access decide where each building lands. If your board is still drafting its request, start with our guide on roofing bids for an association board.
Replace every building in one season, or phase the work
One season usually gives the lowest price per square: setup, dumpsters and supervision are shared by the whole property. Phasing spreads the cost across several budgets and adds a little to each building. The board chooses; we price whichever plan it asks for.
Three lines a phased contract needs
- How long the unit prices hold. A deck rate quoted for this season is not automatically next season's rate.
- The exact product: maker, shingle line, color name and accessories, so the later phases order the same roof.
- A note that buildings roofed seasons apart can read slightly differently in flat light, and that a color can be discontinued in between. Our article on shingle color matching covers what happens then.
Why the warranty on an association building says 40 years
GAF, one of the three makers we install, limits its Lifetime term to a single-family detached house owned by individuals. For a condominium or homeowner association building, its warranty page says “the length of the warranty is 40 years”. The shingle on the roof is the same product.
So a proposal for your property should name the warranty in years. Ask each maker named in a bid for its written term on an association building and keep the answer with the contract.
Paperwork that releases each payment
In a condominium, when the board approves work on the common elements, Illinois treats every owner as having approved it. An unpaid supplier can then lien each unit for its share, under 765 ILCS 605/9.1. Tying each payment to a document keeps that off the owners' titles.
Before the crew arrives
A certificate of insurance, plus the additional insured endorsements by form: CG 20 10 covers the association during the work, CG 20 37 after it is finished. Add workers' compensation and the Illinois roofing license number. Ours is 104.018671, published on our licensed and insured page.
Each progress payment
A sworn statement listing every subcontractor and supplier with their contract amounts, and partial lien waivers for all money already paid. Our homeowner guide to mechanics liens on a roof job explains the deadlines.
Final payment
The punch list is closed and final waivers are in hand. Holding back a share of each payment until this point, called retainage, keeps the board's leverage to the end.
Who signs the roofing contract: the board or each owner
Condominium
The roof is a common element. The board decides on the replacement and signs the contract, and owners pay by their percentage share.
The board may interview roofers in a closed session, but 765 ILCS 605/18 requires the vote to award the contract in a part of the meeting open to owners.
Townhome association
The declaration decides. Some put every roof on the association. Others leave each owner the roof over their own unit, which can leave one building half new and half old, like the townhome in the photo at the top of this page.
Search the maintenance article for the word roof. Our guide on who pays for a condo or townhome roof walks through both cases.
When hail puts the roofs on the board's agenda
After a storm we inspect each building, photograph the hits slope by slope and write an estimate to current code, building by building. That is the same evidence a board needs to decide which roofs are damaged and which are only old.
Illinois law does not let a roofing contractor negotiate an insurance claim. Our partner, the licensed Illinois public adjuster State Adjusting Services, can represent the association with its insurer. The carrier decides what it pays, as our storm and insurance page explains.
Questions boards and managers ask before a re-roof
Do you replace roofs for townhome and condo associations?
Yes. We bid multi-building properties across Lake and Cook County, walk every roof in person and give a written price for each building based on the squares we measured on it.
Can our association replace the roofs over several years?
Yes. Phasing spreads the cost across budgets and costs a little more per building. Put in the contract how long unit prices hold and the exact shingle line and color, so later phases order the same roof.
Why does the manufacturer warranty on our building say 40 years instead of Lifetime?
Because of who owns the building. GAF limits Lifetime coverage to a single-family detached house owned by individuals and gives condominium and homeowner association buildings a 40 year term. The shingle itself is the same.
What does a decking repair cost on an association roof?
Rotted deck only shows once the old shingles are off. In the north and northwest suburbs the going rate is about $75 to $120 per installed 4x8 sheet, and that rate should be fixed in the contract before work starts.
Want this looked at?
We inspect for free, document what we find and prepare a code-compliant estimate you can hand to your insurer. Our partner, a licensed public adjuster, State Adjusting Services, can represent you on the claim.
Call (866) 992-2982. Free Inspection