Board members: your reserve study is only as accurate as the roofing input. I inspect every building in the community, deliver per-building condition + remaining life, and give your reserve study company defensible numbers. No roofing contract, no vendor kickback, no assessment pressure.
Per-building walk + condition scoring across the entire community
Reserve-study-ready remaining useful life (years) and replacement cost (current NM market)
Photo-documented findings per building for board records
Prioritized 5-year capex table — which buildings first, why, and what it saves
Warranty audit — original installer, remaining term, transferability
Independent — I don't take referral fees from roofers who might bid the work
Site walk of every building in the community — pitched roofs walked, flat/low-slope roofs inspected per commercial protocol (per-drain ponding, seams, T-joints, penetrations, edge metal). Core cuts on flat roofs to verify insulation + ply condition (add-on). Per-building condition score (1–10) with photo grid of representative findings. Remaining useful life estimate per building (years) with confidence band based on material, exposure, and observed wear. Current NM market replacement cost per building — sized by sq ft with per-square pricing typical for the material system. Portfolio-wide summary: prioritized 5-year capex table with which buildings need attention first, dollars, and whether repair scope buys additional life. Reserve-study-ready deliverable formatted for direct hand-off to your reserve study firm.
HOA and condo association boards planning or updating a reserve study. Boards facing a proposed special assessment for roofing. Property management firms responsible for association capex planning. Communities with mixed-age or mixed-material roofs across multiple buildings. Boards that got a single contractor's 'inspection' and want independent verification before signing anything.
Per-building base — $299 (residential-scale) to $749 (larger flat commercial-style) Portfolio volume discount — 15% at 5+ buildings, 25% at 15+, negotiated at 40+ With core cuts + IR moisture scan on flat roofs — add $199–$349 per building Reserve-study formatted portfolio summary — included Most associations budget $2k–$18k depending on building count and material mix. Independent inspection typically prevents special-assessment overpayment by $50k+.
Yes — I've done multi-building walks from 6-unit condo associations to 80+ unit townhome communities. Per-building report, portfolio-wide summary, and reserve-study-ready remaining life + replacement cost table. Priced per building with volume discount.
Yes. Reserve study companies (Association Reserves, Reserve Advisors, etc.) accept independent roof inspection reports as the roofing component input. I deliver remaining useful life (years), replacement cost per building (current NM market), and a photo-documented condition score — everything they need to update your 30-year funding plan.
I give you honest numbers — that's the point of hiring an independent inspector. If the roofs have 8 years left, that's what the report says, and the board can plan the assessment properly. If a contractor's been telling you they need replacement tomorrow, my report either confirms that (and you have leverage to bid it right) or contradicts it (and you save $200k+).
Landlord annual + portfolio pricing.
Seam probe + T-joint audit.
Torch-lap + blister mapping.
Cap metal + crack map.
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.