Introduction: Maintenance Saves Money

Regular roof maintenance extends lifespan by 30-50% and prevents expensive emergency repairs. A well-maintained roof lasts 35-40 years; a neglected roof fails at 20-25 years. This guide provides a complete maintenance schedule for strata councils.

ANNUAL INSPECTION (MOST IMPORTANT)

When to Inspect

Timing:

• Spring (April-May): After winter damage, before summer heat
• Fall (September-October): After summer, before winter storms
• Minimum: Once per year (spring preferred)
• Ideal: Twice per year (spring and fall)

What to Inspect

1. Shingles:

• Missing shingles: Count and note locations
• Curling/cupping: Sign of age or poor ventilation
• Cracking/splitting: Material failure or thermal stress
• Granule loss: Check gutters for excessive granules
• Moss/algae: Note extent of growth

2. Flashing:

• Valley flashing: Rust, separation, damage
• Step flashing: Missing pieces, gaps
• Chimney flashing: Cracks in sealant, rust
• Drip edge: Bent, missing sections

3. Penetrations:

• Vents: Cracked boots, loose flashing
• Skylights: Sealant condition, condensation
• Chimneys: Flashing, cap condition

4. Gutters & Drainage:

• Gutters: Debris, sagging, leaks
• Downspouts: Clogs, disconnections
• Drainage paths: Water flow, ponding

5. Ventilation:

• Ridge vents: Blockages, damage
• Soffit vents: Painted over, blocked by insulation
• Attic temperature: Should be close to outside temp

Who Should Inspect?

Option 1: Professional Inspection (Recommended):

• Cost: $200-400 for typical strata complex
• Includes: Written report, photos, repair recommendations
• Frequency: Annual
• Benefits: Expert eye, documentation, warranty protection

Option 2: Council Member Inspection:

• Cost: Free
• Limitations: May miss issues, safety concerns
• Use for: Between professional inspections

SEASONAL MAINTENANCE SCHEDULE

Spring (April-May)

Tasks:

• Inspect roof: Check for winter damage
• Clean gutters: Remove winter debris, leaves
• Repair winter damage: Replace missing shingles, fix flashing
• Moss treatment: Apply if needed (every 2-3 years)
• Trim trees: Cut back overhanging branches

Why Spring:

• Assess winter damage before summer heat
• Ideal weather for repairs (dry, moderate temps)
• Prepare for summer storms

Summer (June-August)

Tasks:

• Monitor for leaks: Summer storms can reveal issues
• Check attic ventilation: Ensure adequate airflow
• Minor repairs: Fix any issues found in spring inspection

Why Summer:

• Best weather for major repairs
• Can assess ventilation effectiveness (attic temps)

Fall (September-October)

Tasks:

• Clean gutters: Remove fall leaves (critical)
• Inspect roof: Prepare for winter
• Check flashing: Ensure watertight before winter
• Repair damage: Fix any summer storm damage
• Clear debris: Remove leaves, branches from roof

Why Fall:

• Prepare for winter storms
• Last chance for repairs before cold weather
• Prevent ice dam formation

Winter (November-March)

Tasks:

• Monitor for ice dams: Check eaves after snowfall
• Remove heavy snow: If accumulation exceeds 2 feet
• Emergency repairs only: Weather limits work
• Interior monitoring: Watch for leaks, condensation

Why Winter:

• Limited repair options (cold, wet)
• Focus on monitoring and emergency response

SPECIFIC MAINTENANCE TASKS

Gutter Cleaning

Frequency:

• Minimum: Twice per year (spring and fall)
• Heavily treed areas: 3-4 times per year
• After major storms: As needed

Cost:

• Professional cleaning: $150-300 per building
• Annual budget: $300-600 for typical complex

DIY vs. Professional:

• DIY: Possible for single-story buildings, safety concerns
• Professional: Recommended for 2+ story buildings

Moss Removal

Frequency:

• Typical: Every 2-3 years
• Heavily shaded: Every 1-2 years
• Preventive treatment: Annual application

Methods:

• Soft wash (recommended): Low-pressure chemical treatment
  • Cost: $1-2 per sq ft
  • Safe for shingles
  • Kills moss at roots
• Manual removal (not recommended): Scraping, brushing
  • Damages shingles
  • Moss returns quickly
• Pressure washing (NEVER): Destroys shingles
  • Removes granules
  • Voids warranty

Cost:

• Small building (2,000 sq ft): $2,000-4,000
• Medium building (5,000 sq ft): $5,000-10,000
• Entire complex: Budget $1-2/sq ft

Minor Repairs

Common Repairs:

• Replace missing shingles: $50-150 per shingle (labor + material)
• Re-seal flashing: $100-300 per location
• Replace vent boots: $150-250 per vent
• Repair small leaks: $200-500 depending on cause

When to Repair:

• Immediately for leaks
• Within 1-2 months for missing shingles
• Schedule with annual inspection for minor issues

BUDGETING FOR MAINTENANCE

Annual Maintenance Budget

Typical Costs (50-Unit Complex, 25,000 sq ft roof):

• Annual inspection: $300-500
• Gutter cleaning (2x/year): $600-1,200
• Moss removal (every 2-3 years): $5,000-10,000 (amortized: $2,000-3,000/year)
• Minor repairs: $1,000-2,000/year
• Total annual budget: $4,000-7,000/year ($80-140/unit/year)

Include in Operating Budget:

• Don't use CRF for maintenance (that's for replacement)
• Include in annual operating budget
• Adjust based on roof age and condition

DOCUMENTATION

What to Keep

Maintenance Records:

• Inspection reports (annual)
• Photos of roof condition over time
• Repair invoices and receipts
• Moss removal records
• Gutter cleaning logs

Why It Matters:

• Proves maintenance for warranty claims
• Helps future councils understand roof history
• Useful for Depreciation Report updates
• Shows due diligence if leak damages unit

MAINTENANCE EXTENDS LIFESPAN

The Numbers

Well-Maintained Roof:

• Lifespan: 35-40 years (architectural shingles)
• Annual maintenance cost: $5,000
• Total maintenance over 35 years: $175,000
• Replacement cost: $200,000
• Total 35-year cost: $375,000

Neglected Roof:

• Lifespan: 20-25 years
• Annual maintenance cost: $1,000 (minimal)
• Total maintenance over 25 years: $25,000
• Replacement cost: $200,000
• Second replacement at year 50: $220,000 (inflation)
• Total 50-year cost: $445,000

Proper maintenance saves $70,000 over 50 years ($1,400/unit for 50-unit complex).

The Bottom Line

Regular maintenance is the best investment a strata can make. Annual inspections, gutter cleaning, and moss removal extend roof lifespan by 10-15 years and prevent expensive emergency repairs.

At RJ Roofing Bros, we offer annual inspection and maintenance services for strata complexes. We provide detailed reports, photo documentation, and repair recommendations. We help you budget for maintenance and plan for eventual replacement.

Need annual inspection or maintenance? Call (604) 997-1292