Multi-Family & HOA Roofing, Siding, Windows & Gutters

Selecting a contractor for a multi-family roofing or exterior project is a significant decision for an HOA board. Board members are responsible for protecting the association's property, managing association funds, and making decisions that affect multiple homeowners.

A professional proposal should give the board enough information to understand what is being recommended, what is included, what materials will be used, how the project will be managed, what protections are provided, and what happens if conditions change during construction.

When evaluating a contractor, HOA boards and property managers should look for:

1. Written Proposals

A significant exterior project should be supported by a detailed written proposal rather than a verbal price or informal estimate. The proposal should identify the property, describe the work being proposed, identify important assumptions, and provide the board with documentation it can review and retain.

2. A Clearly Defined Scope of Work

The scope should explain exactly what the contractor is proposing to do. For roofing projects, this can include removal of existing materials, preparation of the substrate, installation of the new roofing system, flashing, ventilation, drainage components, cleanup, and other applicable work.

A clearly defined scope helps the association compare proposals on more than just the bottom-line price.

3. Material Specifications

HOA boards should know what products and materials are being proposed. A professional proposal should identify the applicable roofing, siding, window, gutter, or other exterior products and specifications so the association understands what it is purchasing.

When appropriate, material specifications should also identify the applicable manufacturer and product system.

4. Warranty Information

Warranty coverage should be explained before the project begins. Boards should understand the difference between manufacturer warranties covering specific products and systems and any contractor workmanship warranty.

Warranty terms, limitations, registration requirements, and the party responsible for administering the warranty should be clearly understood.

5. Project Scheduling

Multi-family projects require more planning than a typical single-family project. HOA boards and property managers should understand the anticipated construction schedule, project sequencing, expected start and completion timeframes, and any factors that could affect the schedule.

For occupied communities, scheduling can also involve resident communication, access, parking, landscaping, walkways, and other property considerations.

6. Change-Order Procedures

A good proposal should establish how changes to the original scope will be handled.

If the association requests additional work or a condition requires work that was not included in the original scope, the board should understand how the change will be documented, priced, approved, and incorporated into the project.

Clear change-order procedures help prevent misunderstandings about additional costs.

7. Concealed-Condition Procedures

Exterior construction can uncover conditions that could not reasonably be identified before materials are removed.

For example, deterioration or other conditions beneath existing roofing or exterior materials may not be visible during the initial inspection.

HOA boards should understand how concealed conditions will be documented and communicated and how any necessary additional work will be presented for review and approval.

8. Communication Expectations

Multi-family projects can involve an HOA board, property manager, individual homeowners, residents, owners, contractors, and other stakeholders.

Before work begins, the association should understand who the primary contractor contact will be and how project questions, scheduling updates, changes, and unexpected conditions will be communicated.

Clear communication is especially important when work affects multiple buildings or occupied units.

9. Licensing and Insurance

An HOA or property manager should verify that the contractor has the appropriate Massachusetts licensing or registration and maintains applicable insurance coverage.

Natarelli & Son Roofing and Gutters provides its licensing, registration, insurance, and other credentials for homeowner and property-owner review through its Credentials, Homeowner Protection & Our Transparency Promise page.

10. References and Project Examples

Boards should look for evidence that a contractor has experience with projects comparable to the property being considered.

Relevant project examples can help demonstrate experience with multi-building properties, larger unit counts, roofing systems, gutters, siding, windows, and other exterior work.

For example, Natarelli & Son Roofing and Gutters recently completed a large-scale roofing and seamless gutter project with gutter guards serving more than 60 units at Lincoln Ridge in Lincoln, Massachusetts.

11. Final Inspection and Completion Review

At the completion of the project, the association should have an opportunity to review the completed work with the contractor.

A final review can help identify outstanding items, confirm that the contracted scope has been completed, address questions, and establish that the project is ready for closeout.

12. Cleanup and Property Protection

A multi-family construction project affects more than the building itself. Work areas, landscaping, walkways, parking areas, entrances, and other common areas may need to be considered throughout the project.

The contractor's responsibilities for daily cleanup, final cleanup, debris removal, and protection of the surrounding property should be understood before construction begins.

The Goal: A Proposal the Board Can Understand

The lowest proposal is not necessarily the best value for an HOA or property owner. Boards should be able to compare contractors based on scope, materials, experience, communication, warranties, project management, licensing, insurance, and the protections provided throughout the project.

Natarelli & Son Roofing and Gutters believes an HOA board should have enough information to make an informed decision before construction begins—not discover important details after the project is underway.