Reserve studies use national averages. Your buildings don't. I give NM HOA and condo boards condition-based remaining-life numbers per building, capital cost bands with 3-bid-ready scopes, and board-defensible documentation — so the next special assessment is a decision the membership can support, not a surprise they revolt over.
Per-building remaining-life scoring (not desktop averages)
Capital cost bands calibrated to your specific assemblies
Reserve-study companion report for your reserve specialist
Board meeting presentation deck included
Neutral 3-bid-ready scope for RFP distribution
Assessment-defense documentation with photo evidence
Full walk on every building with condition-scoring focus. Remaining-life estimate per building (not desktop average). Capital cost bands calibrated to your specific roof assemblies. Reserve-study companion report your reserve specialist can plug in. Board meeting presentation deck with photo evidence and cost projections. Neutral 3-bid-ready RFP scope for competitive bidding. Assessment-defense documentation for owner meetings and legal review.
NM HOA and condo association boards planning capital roof work. Property managers preparing reserve study inputs. Boards facing pushback on a proposed special assessment. Developers turning over multi-building HOAs to owner boards. Owner reps in construction defect litigation with photo-evidence needs.
Single Building (up to 8 units) — $649 Multi-Building (2–5 buildings) — $549/building Multi-Building (6+ buildings) — $449/building Board Presentation Deck Add-On — $299 Construction Defect Litigation Grade — $1,500+/building Most HOA inspections are $449–$649 per building. Board-defensible condition data typically saves 15–30% on the wrong-scope re-roof.
Most reserve studies are desktop estimates using national averages, not on-roof condition data. They tell you a 25-year shingle roof needs replacement at year 25 — regardless of whether your specific roofs have 8 years left or 3. I give you actual condition-based numbers your board can defend to the membership.
Yes. Multi-building HOA and condo pricing is per-building with volume discounts starting at 6 units. Most 20-30 unit condo complexes are $6,000–$12,000 total for full inspection — cheaper than one wrong-scope re-roof bid.
That roofer bids the work — they don't set the scope. My report is the neutral scope your management company hands to 3+ bidders, so you get real apples-to-apples pricing instead of one 'preferred vendor' quote the board rubber-stamps.
FLIR moisture scan + core verification.
Vigas, canales, parapet caps — NM specialty.
Manufacturer + workmanship defect audit.
Yearly punch-list + service-life estimate.
I've watched too many neighbors sign contracts they didn't understand for roofs they didn't need. That stops with a written report they own.