$2.3M HOA Community-Wide Re-Roof — 175 Units, 2,400 Squares

When a hail claim opened a full exterior replacement at this Centennial, Colorado HOA community, the board needed a contractor who could run a 175-unit community-wide program — not just tear off one roof and move on. Across 26 buildings, the scope came to roughly 2,400 squares of roof, siding repair on most elevations, gutter replacement where hail had shredded the K-style runs, and a count of nearly 200 skylights that were coming off and going back on new.

For context: 2,400 squares is about 240,000 square feet of roof surface — the equivalent of roughly 75 single-family homes worth of shingles, hit all at once, in one neighborhood, with residents parking in the same driveways we needed to stage from. This was a project about coordination as much as craftsmanship.

Shingle Spec: Owens Corning Duration in Driftwood

The HOA's architectural review settled on Owens Corning TruDefinition Duration in Driftwood — a popular architectural laminate for Colorado HOAs. Duration uses Owens Corning's SureNail reinforced nailing strip, which makes the nailing pattern forgiving at pace (important when you've got multiple crews running buildings in parallel) and delivers a 130 mph wind warranty when installed to spec. Driftwood was the right tone against the tan and brick elevations across the community.

The Real Problem: Staging

The hardest part of this project wasn't the shingles. It was the parking. This is a mature, built-out community — driveways, visitor spaces, and street parking were already occupied by residents. A 2,400-square re-roof means shingle bundles, tear-off debris, dump trailers, roll-off containers, and crew vehicles landing on top of a community that doesn't have overflow lots to absorb them. We built a formal phased site map that broke the community into sequenced work zones with tenant communication at each step, rotating staging footprints so no single building's driveways stayed blocked for long, and coordinating dump-trailer swaps so debris never piled up longer than a single shift.

Every tenant got advance notice of when their building was in the sequence, when their driveway would be impacted, and where to relocate vehicles during the active window. Buildings went quickly once staging was solved — what could have taken six or seven months of community friction was compressed into a three-month coordinated program.

Skylights: A Project Inside the Project

Nearly every unit had a skylight, and the claim covered replacement on almost all of them — roughly 200 skylights total came off and went back on new. At a dozen per day best-case, with pre-stocked curb flashings and correctly-sized glazing units for each opening, the skylight work was effectively a parallel workstream the entire project. We staged replacement units building-by-building so they weren't sitting on the ground next to kids and pets longer than necessary.

Siding + Gutters Bundled In

Because the claim covered the full exterior, we didn't want to force the board to manage multiple contractors and multiple scopes. We bundled the siding repair work (mostly T1-11 and lap panels on the hail-struck elevations) and the full gutter + downspout replacement under the same project management, same schedule, and same closeout documentation that went back to the carrier. One board, one contact, one final lien-waiver packet.

What the Board Got at Closeout

Three months after mobilization, this community closed out with:

• 26 buildings fully re-roofed to spec — photographed per-building for records
• ~200 skylights replaced with new flashing kits and warranty documentation
• Siding repair scope completed to match original profile and color
• Full gutter and downspout replacement across the community
• Per-building supplement documentation for the insurance carrier covering code upgrades (ice-and-water, drip edge, nailing pattern) and scope items the initial adjuster missed
• Warranty packet (manufacturer + workmanship) delivered to the board and to the property management company

What the Supplements Recovered

On a $2.3M community-wide claim, supplement work is its own line item of contractor value. The first-pass adjuster scope on a 26-building HOA inevitably misses items — not maliciously, just because no one human walks 26 buildings in detail. On this project the carrier supplements we documented and submitted across the install added meaningful scope back to the claim:

• Ice-and-water shield at eaves and valleys — Colorado code requires it; the original scope priced only base felt underlayment.
• Drip-edge replacement on every elevation — the existing drip edge was original to the buildings and bent during tear-off.
• Six-nail pattern for high-wind code compliance — the original scope priced the manufacturer's standard four-nail pattern, which doesn't meet Colorado's high-wind exposure category for many of these buildings.
• Decking replacement at penetrations and skylight curbs where the OSB had absorbed water from the existing leaking roof — documented per-location with photos for the carrier file.
• Skylight flashing kits on the ~200 replacements — original scope priced the skylight unit only, not the curb flashing components that have to come with it for proper install.

Each supplement went to the carrier in writing with photo documentation attached. The board's final claim recovery accurately reflected the scope of the actual work, not the desktop-estimate scope the original adjuster wrote from a satellite image.

Why HOA Boards Specifically Benefit From This Process

HOA boards are volunteer fiduciaries. They have a legal duty to the community to spend reserve funds and insurance proceeds carefully, but most of them aren't construction professionals and aren't supposed to be. The documentation pattern we run on a community project — per-building photo records, written supplements with carrier correspondence, lien-waiver packets from every sub-trade, manufacturer + workmanship warranty packets delivered to a single board contact — gives the board what it needs to fulfill that fiduciary duty without requiring any board member to become a roofing expert. When the next board takes over (HOA boards rotate), they inherit the documentation set and can defend the spend.

Three months, 175 units, 2,400 squares, $2.3 million in scope, zero residents out of their homes for a single night. This is what a community-wide HOA re-roof is supposed to look like.