Frequently Asked Questions
Straight answers for boards and managers
Real questions we hear from condo and HOA boards and community association managers, answered directly. If yours isn't here, contact us and we'll answer it plainly.
- What does a roof maintenance program cost for a Florida condo or HOA?
- For garden-style and townhome communities, budget roughly $250 to $450 per building per year with a community minimum around $2,500; for mid-rise buildings with flat roofs, expect about $0.04 to $0.08 per square foot per year with a minimum around $1,200 per roof. Final pricing depends on roof type, size, height, and the program tier you choose, and programs are billed annually in advance with a discount. We set an exact price only after walking the property.
- What is the Roof Asset Management Program?
- The Roof Asset Management Program is a subscription that puts your community's roofs on a maintenance and documentation calendar: two scheduled visits a year, event-triggered response after any named storm, and a board-ready Roof Condition Report each time. The first visit, before hurricane season, includes full maintenance and a dated photo baseline. The second, after the season, includes a storm-damage sweep and an updated report with a capital forecast timed for budget season.
- What is a Roof Condition Report?
- A Roof Condition Report is the board-ready document we produce for each covered community, giving every roof an A–F condition grade with dated photos, an estimated remaining useful life formatted for reserve studies, a prioritized deficiency log, a manufacturer warranty status tracker, an insurance-readiness page, and a rolling one-, three-, and five-year capital planning outlook. It is written so a board member can follow it and an insurer, reserve specialist, or auditor can rely on it.
- Will a maintenance program lower our insurance premium?
- No roofing company can honestly promise a lower premium or a specific insurance outcome, and we don't. What a documented maintenance program does is give your board accurate, current answers to the questions carriers ask — roof age, condition, and wind-mitigation features — and keep the roof insurable and its warranty valid. That readiness is real and valuable, but the pricing decision belongs to your insurer, not to us.
- Why does a dated pre-storm photo baseline matter?
- A dated pre-storm photo baseline is the most decisive evidence a board can hold in the common post-hurricane dispute over storm damage versus pre-existing wear. When an adjuster has to decide how much of the damage a storm actually caused, photos showing the roof's condition before the storm answer the question with evidence instead of argument. We capture that baseline every pre-season visit, so the record already exists when you need it.
- How often should a commercial roof be inspected and maintained in Florida?
- Most commercial roofs in Florida should be professionally maintained at least twice a year — once before hurricane season and once after. Florida's intense sun, heavy rain, coastal salt air, and named-storm activity are unusually hard on roofing, so two visits a year keep drainage clear entering the wettest months and catch storm damage while it is small and while the claim window is open.
- What is the deadline to file a hurricane claim in Florida?
- In Florida, a property insurance claim for hurricane or windstorm damage generally must be reported to the insurer within one year of the date the storm made landfall. That is shorter than the deadlines many boards remember, which is why our post-season assessment and post-storm inspections are scheduled to identify and document damage well inside that one-year window, giving your association time to evaluate its options.
- What is a SIRS, and how does your reporting help with it?
- A SIRS, or Structural Integrity Reserve Study, is a Florida-mandated study that requires many condominium associations to reserve funds for major structural components — including the roof — based on a professional assessment of each component's condition and remaining life. Our condition reports estimate each roof's remaining useful life in a format that feeds directly into a SIRS or reserve study, so the roof line item is backed by documented, photo-supported data rather than a guess.
- What is a milestone inspection, and is it the same as a roof inspection?
- A milestone inspection is a Florida-required periodic structural inspection of certain older, taller condominium buildings performed by a licensed engineer or architect, and it is not the same as a roof maintenance inspection. The two intersect, though: a roof in poor condition that is letting water into the structure is exactly the kind of problem a milestone inspection is meant to catch, so keeping roofs maintained and documented reduces that risk.
- What roofing systems do you install and service?
- We install and service the common commercial roofing systems: TPO (a single-ply membrane common on flat and low-slope buildings), modified bitumen (a multi-ply asphalt membrane, often called mod-bit), asphalt shingle for pitched roofs, concrete or clay tile, and standing-seam and other metal systems. The right system for a given building depends on its slope, structure, exposure, and budget, and we'll advise on the trade-offs.
- What is an NDL warranty?
- An NDL, or no-dollar-limit, warranty is a manufacturer roofing warranty where the manufacturer's obligation to repair covered defects is not capped at the original material cost. NDL warranties are common on flat commercial roofs and are valuable to an association because they shift risk off the reserve fund, but they require certified installation and documented periodic maintenance to stay in force — which is one of the clearest reasons documented maintenance pays for itself.
- Do you offer one-time maintenance, or only the subscription program?
- You can buy maintenance, repair, and assessment work as standalone services without enrolling in the program. That said, the program is where these services deliver the most value, because the documentation compounds year over year and members get priority scheduling, included repair allowances, discounts, and automatic post-storm response. Many boards start with a one-time condition assessment and enroll once they see the report.
- How are repairs priced, and are any included in the program?
- Each program visit includes a repair allowance of $250, $400, or $600 depending on your tier, so routine fixes found during maintenance are handled at no additional charge up to that cap. Work beyond the allowance is billed time and materials at member rates with a 10 to 15 percent discount, and Asset Manager members receive locked repair rates for the term. Larger repairs and replacements are quoted separately with photo-documented proposals.
- What happens after a named storm if we're a member?
- After a named storm affecting our area, member communities are placed in a priority inspection queue automatically, with Asset Manager members inspected without needing to call. We provide priority inspection within days, emergency leak mitigation to limit further damage and satisfy the duty to mitigate, and claims-grade documentation compared against your pre-storm baseline. We document thoroughly; your board and its insurer decide how to proceed.
- What is the duty to mitigate after roof damage?
- The duty to mitigate is a property owner's legal obligation to take reasonable steps to prevent further damage after a loss, such as tarping or sealing a compromised roof so interior damage doesn't worsen. It matters because an insurer can dispute additional loss that better mitigation would have prevented. Our emergency mitigation work is documented, creating a record that the association acted promptly and reasonably.
- Do community associations have to competitively bid a roof replacement?
- Yes, in most cases. Florida law requires community associations above certain contract thresholds to competitively bid material contracts, and a roof replacement almost always exceeds those thresholds. Competitive bidding also demonstrates the board spent owners' money prudently. We expect to compete on a level specification and will help your board structure a fair, well-documented bid process.
- What areas do you serve?
- We serve condominium and HOA communities across Fernandina Beach, Amelia Island, Yulee, all of Nassau County, and greater Jacksonville and Duval County, Florida. We keep the service area compact on purpose, because being close enough to respond within days to a leak or a storm is part of the service. If you're near the edge of that region, ask us and we'll give you a straight answer about fit.
- Are you licensed and insured?
- Egret Roofing & Maintenance is led by a founder who holds a Florida Certified General Contractor license and a Florida Certified Roofing Contractor license, the two state credentials authorizing full building work and roofing work across Florida. The company is newly forming, so entity formation and license issuance are in progress and license numbers appear as placeholders on this site until they are official; we'll show the real numbers before launch as Florida law requires.
- How do we get started?
- Most boards start with a condition assessment of their existing roofs, which produces a baseline report — grades, remaining life, and a capital outlook — the board can use immediately for reserve and budget planning. From there, communities that want ongoing coverage enroll in the program. Email or call us with your community's name, location, and roof type, and we'll schedule a walk-through and prepare a written proposal.
Still have a question? Contact us or read more about the Roof Asset Management Program.
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