HOA Detective™ | April 29, 2025: In the world of condominium ownership, few things are as deceptively simple—and potentially catastrophic—as the roof over your head. For many condo owners, the roof is out of sight and out of mind—until it isn’t. And when that moment comes, it often brings with it a cascade of unexpected expenses, logistical nightmares, and neighborly tensions.
The Hidden Complexity of Low-Slope Roofs: Low-slope roofs are a common feature in condominium complexes, especially in urban settings. Their flat design makes them ideal for housing essential equipment like HVAC units, satellite dishes, and solar panels. However, this convenience comes at a cost. Each additional piece of equipment adds weight, requires penetrations through the roofing membrane, and complicates maintenance. Over time, these factors can significantly reduce the lifespan of the roof and the equipment it supports.
The Domino Effect of Roof Replacement: When it’s time to replace a roof, the presence of rooftop equipment turns a straightforward project into a complex operation. Each HVAC unit must be disconnected, removed, and then reinstalled after the new roof is in place. This process not only increases labor costs, but also extends the timeline of the project. Moreover, the risk of damaging the equipment during removal or reinstallation is high, potentially leading to additional repair or replacement costs.
The Financial Impact on Condo Owners: For individual condo owners, the financial implications can be significant. While the homeowner association (HOA) typically covers the cost of the roof replacement through reserve funds or special assessments, the cost of removing, storing, and reinstalling individual HVAC units often falls on the unit owners.
If an HVAC unit is nearing the end of its service life, which is commonly around 15 to 20 years, owners may be advised to replace it during the roofing project to avoid future disruptions. This can add thousands of dollars to an already burdensome expense.
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To mitigate these challenges, proactive planning is essential. HOAs should conduct regular inspections of both the roof and rooftop equipment to assess their condition and plan for synchronized replacements. Establishing clear policies regarding the responsibilities of the HOA and individual unit owners can also prevent disputes and ensure a smoother process when replacements become necessary.
Cheap, Cheap, Cheap: When the HOA Detective™ recently asked a prominent Project Management consultant what the single biggest problem with condominium buildings in Portland his response was immediate and certain: “Cheap, cheap, cheap!”
He then set about to opine on the lousy state of the construction industry which to hear him tell it, had spent the last 25 years building extremely cheap buildings to satisfy the demand for new housing. Sometimes constructed on so-called “fast-track” schedules which translated into “build it as fast as you can”, this inventory of buildings are now 20-25 years old which leads to another set of problems.
20-Year Building Exodus: The combination of buildings that were cheaply built in the first place, and the inevitable 20-year tipping point when the original components like roofs, and equipment like rooftop HVAC units must be replaced, is often more than some condo owners can bear. The result often leads to a phenomenon the HOA due diligence experts at CIDAnalytics have coined the “building exodus.” The building exodus occurs when 5%-10% of the condominiums in a relatively small building are suddenly put up for sale after the early generation owners realize that the “condo lifestyle” may not be something they can afford once the true cost of ownership becomes known.
Conclusion: understand that purchasing a condominium is not just about acquiring a living space; it’s about investing in a complex system of shared responsibilities and potential liabilities. Our mission is to provide comprehensive assessments that uncover hidden risks and help buyers make informed decisions. When it comes to rooftop equipment and roofing systems, knowledge truly is power—and savings.
