Re-roofing a community is a different job than re-roofing a single house. A homeowners association or condo board answers to owners, reserve studies, lenders, and now Florida's milestone-inspection law, so the paperwork and the phasing matter as much as the shingles and tile. We work with Boca Raton boards, property managers, and community association managers (CAMs) to deliver bids that a board can actually compare, approvals your architectural committee will sign, and a schedule that keeps residents dry and parked through every phase.
As a Florida state-certified, insured roofing contractor on N Federal Highway, we have re-roofed the low-rise villa clusters, mid-rise condos, and townhome rows that fill communities from Boca Del Mar and Boca Pointe out to the 55+ associations west of Military Trail. Every association project gets the same free drone photo report, daily cleanup with magnetic nail sweeps, and permit handling our single-family clients get, scaled up to a multi-building scope of work. Call (831) 666-1600 to start a board conversation.
Signs you need hoa & condo roofing in Boca Raton
Bids that boards cannot compare
One contractor quotes tile, another quotes a different underlayment, a third leaves out flashing. When line items do not match, a board cannot make a fair decision. We write a normalized, line-item scope so every proposal is measured against the same work.
Architectural approval delays
Color and profile changes almost always need architectural review, and materials ordered before approval get rejected. We prepare the submittal package first, so the roof clears the committee before anything is purchased.
Reserve shortfalls and special assessments
Many associations discover at bid time that reserves were never funded for a full roof. We help boards phase the work by building or roof section so the cost lands in a way the community can finance without a single crushing assessment.
Milestone inspection findings
Florida's condo milestone inspections increasingly flag roof and waterproofing issues on buildings three stories and taller. We coordinate our scope with the inspecting engineer's report so repairs actually close out the finding.
Living on-site through the work
Unlike a vacant house, a condo has residents, cars, and mail deliveries every day. Poor staging shuts down carports and blocks entrances. We sequence buildings, protect landscaping, and post notices so daily life keeps moving.
Our process
- 1
Board walkthrough & free drone survey
We meet with the board or CAM, fly every building, and deliver a photo report that shows the real condition roof by roof. That report becomes the shared basis for the scope, so no one is bidding blind.
- 2
Normalized, line-item bid
We build a proposal that separates tear-off, underlayment, flashing, tile or membrane, decking allowance, permits, and cleanup, formatted so the board can drop it beside competing bids and compare apples to apples.
- 3
Architectural submittal package
We assemble color and profile samples, product data sheets, and Florida Product Approval or NOA documentation for the architectural committee and, where required, the master association above it.
- 4
Permits, phasing & resident notices
We pull the municipal permits for each building, lock in a phased calendar, and provide notices residents can post about parking, noise windows, and access dates for each phase.
- 5
Installation, milestone coordination & closeout
Crews install building by building with daily cleanup, we coordinate with the milestone or reserve engineer where the work ties to their report, and we hand the board permits, warranties, and wind-mitigation documents for insurance renewal.
Florida's condo laws changed the timeline for roofs
After the 2021 Surfside collapse, Florida enacted milestone inspection and structural integrity reserve study (SIRS) requirements for condo and cooperative buildings three stories or taller. Milestone inspections are generally due by the time a building reaches 30 years (25 years within three miles of the coast), and the reserve study now forces associations to fund roofing, waterproofing, and structural components rather than waive them. For many Boca-area boards, that turned a roof they kept deferring into a scheduled, funded project.
We help boards get ahead of it. When a milestone or reserve engineer flags the roof, we scope repairs or replacement that directly answer the finding, and we document the completed work so the association can show its members and its insurer the item is closed. Our guide to condo roof replacement after the milestone inspection walks boards through how the laws and the roof scope fit together.
Matching materials across a whole community
Communities live or die on consistency. If one building gets a slightly different tile profile or a mismatched color, owners notice and the board hears about it. We source currently product-approved materials that match the community standard, and when an original tile is discontinued we bring the board options that keep the whole property looking intentional. Pitched roofs usually stay in concrete or clay tile, while villa carports and low-slope sections move to a modern flat-roof membrane or coating. Larger clubhouses and mixed-use buildings sometimes fall under our commercial roofing scope.
Coral Springs and Parkland boards in particular run strict architectural review. If your community sits in one of those cities, our walkthrough of HOA roof approvals in Coral Springs and Parkland lays out the colors, tile profiles, and paperwork associations there ask for before a permit is even possible.
Keeping the 25% rule from surprising a board
Associations sometimes want to repair only the worst building or the worst slope. Florida's 25% roof rule can complicate that: repairing or replacing more than a quarter of any roof section in a 12-month window generally triggers a full code upgrade for that section, though buildings reroofed to the 2007 code or later may be exempt. On a multi-building property this can change whether a phased repair makes financial sense. We flag it during the bid so the board is not blindsided, and our explainer on the 25% rule and SB 4-D gives members the background.
HOA & Condo Roofing across Palm Beach & Broward County
Our association work runs the length of Palm Beach and Broward County, and the condo-heavy corridors are where boards call most. We re-roof villa clusters, townhome rows, and mid-rise buildings for communities in Delray Beach, Boynton Beach, and the large 55+ associations around Kings Point, then south into Deerfield Beach and Pompano Beach. Every board gets the same normalized line-item bid, free drone report, and phased calendar, scaled to its building count.
Where your community sits changes the code and the submittal. Boards in Palm Beach County, from Boca out to Boynton Beach, build to the Florida Building Code with Florida Product Approval documentation. Cross the Hillsboro Canal into Broward and associations in Deerfield Beach, Coral Springs, and Parkland sit in the High-Velocity Hurricane Zone, which requires HVHZ-approved products and Miami-Dade NOA paperwork. Coral Springs and Parkland also run strict architectural review, so we assemble those approval packages before a single tile is ordered.
What affects your price
Association pricing is always built from a written, per-building scope after the drone survey, but honest planning ranges help a board budget and set reserves before bids come in.
- Number and size of buildings
- Cost scales with total roof squares (100 sq ft each) across the community, not per unit, so an accurate measured takeoff matters.
- Roof system
- Low-slope villa and condo roofs in flat systems commonly run $9-$14 per sq ft installed; concrete or clay tile on pitched buildings runs higher. We can price a mixed community by section.
- Phasing
- Splitting the work across fiscal years or buildings changes mobilization costs but lets the association fund it from reserves rather than one assessment.
- Access and staging
- Tight carports, gated entries, and limited crane or dumpster placement add labor and protection costs on dense sites.
- Code and milestone upgrades
- Secondary water barriers, re-nailed decking, and waterproofing tied to a milestone finding may be required to bring an older building to current code.
These are honest planning ranges, not a quote. Your written scope confirms the real price after a free inspection. Call (831) 666-1600.
Why choose Mighty Dog Roofing for hoa & condo roofing
- Bids formatted so a board can compare every contractor line for line
- Free drone photo report on every building before a scope is written
- Architectural submittal packages prepared before any material is ordered
- Phased scheduling that lets associations fund from reserves, not one assessment
- Coordination with milestone and reserve engineers on buildings three stories and up
- Daily cleanup, resident notices, and protected carports through every phase