Farmington Hills Roof Pros: Roof Replacement, Repair & Storm Damage
Expert residential and commercial roofing services. Free inspection across Farmington Hills and southwest Oakland County, with a written scope.
- ✓Roofing-classification M&A contractor licensed through Michigan's Bureau of Construction Codes
- ✓We read your master deed before we price a common-element roof
- ✓Building-by-building condition report your board can put in a reserve study
- ✓Free inspection across Farmington Hills and southwest Oakland County
Why Farmington Hills Chooses Farmington Hills Roof Pros
- ✓We ask for the master deed and the bylaws before we measure anything, because the article listing general common elements decides who is legally allowed to buy this roof.
- ✓On a detached site condominium the home and its roof are yours, and we say so plainly instead of sending you to a board with no authority over either.
- ✓Association quotes arrive per building with a remaining-life column, so twelve roofs can be phased across three budget years rather than funded by one special assessment.
- ✓Gutters and chimneys get their own document when the deed assigns them to the co-owner and the deck to the association, because a single invoice cannot cross that line.
- ✓We will not cut a skylight into a general common element without a signed modification agreement putting future leak liability where the board wants it to sit.
- ✓We argue against coatings sprayed over asphalt shingles, clay tile conversions in this climate, and hail claims filed when one building out of twelve shows bruising.
How It Works
Documents Before Ladders
We ask for the master deed, the bylaws and the condominium subdivision plan before anything goes on the roof. Ten minutes of reading tells us who owns the deck, who owns the gutter, and whose signature actually buys the job. On a platted lot we skip straight to the ladder.
Inspection, Slope by Slope and Building by Building
Every slope we can safely stand on gets walked, and the rest gets a pole camera. On multi-building sites each address is inspected on its own and scored on its own, because the west-facing end building and the sheltered interior one are rarely on the same clock.
A Written Scope for the Right Buyer
The estimate names the shingle line, the fastener count per course, the deck allowance in sheets, and the flashing metal by gauge. If the roof belongs to the association, that document goes to the board and the managing agent, not to the co-owner who called us.
Tear-Off, Deck, Dry-In, Finish
We strip to bare wood, photograph what is under the old roof, replace bad sheathing before anything covers it, and dry in the same day we open a slope. Permits are pulled through the Farmington Hills Building Division in our license number, never in yours.
Our Roofing Services in Farmington Hills, MI
Roof Replacement
The first question on a replacement here is not shingle color. It is whether the roof is yours or your association's, because in Farmington Hills that answer sits in a recorded master deed, and it decides who is legally able to sign for the work.
Roof Leak Repair
A leak has two separate questions attached to it in this city. Where is the water getting in, and whose roof is it getting in through.
Storm Damage Restoration
One storm crossing a condominium community produces one event and a dozen separate repairs, and the way those get documented decides whether the association is reimbursed for all of it or some of it. The pattern here is a line of thunderstorms moving in from the west over open ground, hitting the exposed end buildings and the tall trees first.
Hail Damage Roofing
Hail in southeast Michigan is real but modest. We get pea and marble sized stones most summers and something bigger every few years, which produces a very different inspection than the Plains, where a single event finishes a roof outright.
Wind Damage Roofing
Wind takes roofs apart at the edges, not in the middle. Rake, eave and ridge are where the pressure concentrates, and on a site with several buildings in a row the ones facing the open western approach lose shingles years before the sheltered ones do.
Roof Inspections
An inspection on a single house ends in a verdict. An inspection on a condominium community ends in a table, and confusing the two is how associations get surprised by a roof they thought had another decade in it.
Asphalt Shingle Roofs
Asphalt covers nearly every sloped roof in this city, and on an association property it comes with a problem no single-family house has. All the buildings are supposed to match, and shingle lines get discontinued about every seven years.
Metal Roofing
Metal is the one product where the ownership question changes the answer completely, and we give two different recommendations depending on which side of the master deed your roof falls on. If the roof is a general common element, our advice is usually to leave it alone.
Tile Roofing
We service tile in Farmington Hills and we very rarely recommend installing it. There are a few hundred tile roofs in this part of Oakland County, most of them on custom homes from the eighties, and almost every one of them has cost its owner more than it should have.
Flat & Low-Slope Roofing
Low-slope roofing in this city is mostly not on houses. It is on the shared structures: clubhouses, pool buildings, detached carport rows, mail kiosks and the flat tops behind the mansard fascias on 1970s retail.
Roof Coatings & Sealing
Coatings have one honest use in this market and a great many dishonest ones. On a sound low-slope membrane or an aging metal deck they buy real years.
Roof Ventilation
Ventilation is one of the few roof questions where an attached building behaves nothing like a detached one, because in a row of units the attic over your ceiling may not stop where your walls do. Some Michigan townhouse and ranch condominium buildings run one continuous attic the whole length of the structure, interrupted only by draftstop partitions that slow fire and do almost nothing to slow air.
Skylights
Skylights are the one product on this site that we will refuse outright, and only for one reason. If the roof is a general common element, we will not cut an opening in it without a signed modification agreement.
Gutters & Downspouts
Gutters are the clearest example of why we read the deed. In a great many Farmington Hills communities the roof is a general common element and the gutter hanging off it is a limited common element assigned to the unit, which means one wall and two payers.
Fascia & Soffit
Nearly every house in this city has its original pine fascia hidden under aluminum trim capping, and the wrap is the reason nobody notices the wood behind it is gone until a gutter comes off the wall. Capping was standard on the 1970s and 1980s builds and on almost every re-side since.
Chimney Flashing
The chimney is where the ownership line runs straight through the middle of a single repair, and it is the detail we get called about more than any other on attached buildings. In most Michigan master deeds the chimney serving one unit is a limited common element belonging to that co-owner, while the roof deck it passes through is a general common element belonging to everyone.
Emergency Tarping
Emergency work is the one place where the ownership question gets set aside, and we are deliberate about that. Water coming through a ceiling at eleven at night is a mitigation problem, not a governance problem.
Commercial Roofing
Our commercial market here is the everyday building stock of a mature suburb rather than the research campuses. Clubhouses, carport rows, mail kiosks, low-rise offices and medical suites, and small retail strips with a mansard fascia wrapped around a flat deck.
Insurance Claim Help
Filing a claim on a roof you do not own is the most expensive mistake we see in this city, and it happens several times a year because nobody reads the deed before they call the carrier. The split is straightforward once you know it.
What Farmington Hills Customers Say
I called about my own roof and they told me, politely, that I did not own it. Ten minutes with our master deed and they had the answer, then they went and bid the whole building to our board. We got the work approved and I paid nothing out of pocket.
Our association had four bids and only this one broke the price out by building with a remaining-life number on each. Two of the six buildings did not need anything for another five years. That saved us an assessment and the board voted it through the same night.
Detached house, no association, no complications. They found the leak was at the chimney counterflashing and not the shingles, relined the valley while they were up there, and charged a repair price instead of talking me into a full replacement. The ceiling stain has not come back.
A limb took out part of the roof on a Saturday night and they tarped it before midnight, then billed the tarp separately so I could hand the repair paperwork to the property manager on Monday. Nobody else I called understood why that mattered.
Farmington Hills Roof Pros is a licensed, insured roofing pro working across Farmington Hills, Michigan and southwest Oakland County. We handle roof replacement, roof leak repair, wind and storm damage, laminated asphalt shingles, standing seam steel, low-slope membrane, attic ventilation, skylights, seamless aluminum gutters, fascia and soffit work, chimney flashing and commercial roofing for offices, clubhouses and carports.
What we do before any of that is establish who owns the roof. About forty-four percent of the housing units in this city sit in something other than a single-unit detached structure, and a large share of the detached ones were platted as site condominiums after Michigan's Condominium Act of 1978. The recorded master deed, not the shape of the building, decides whether you or your association buys the shingles.
That single check changes the estimate, the insurance and sometimes the answer. If the roof is a general common element, we bid it to your board building by building with remaining life listed on each. If it is yours, we quote you directly and tell you plainly when a repair beats a replacement. Either way you get a written scope naming products, fastener counts and deck work.
About Farmington Hills Roof Pros in Farmington Hills, MI
Farmington Hills Roof Pros works Farmington Hills, Farmington, Livonia, Southfield, West Bloomfield, Walled Lake, Commerce Township and the lake communities north of Fourteen Mile. Most of what we touch went up between 1970 and 1990, which is when this city built roughly forty-six percent of its housing stock, and much of it was recorded as condominium rather than platted as subdivision.
That history is why we start with paperwork instead of a ladder. A board that hires us for twelve buildings and a co-owner who needs one valley relined are two different customers with two different documents, and treating them the same is how a roof gets sold to somebody with no authority to buy it. We would rather spend ten minutes reading than argue about it later.
Do not hire us if you want a same-week price without letting anyone look in the attic, or if you want a second layer laid over the roof you have to get through a sale. We will not do either. There are contractors in this market who will, and they are cheaper, and you will meet the consequences on somebody else's inspection report.
Recent Projects Across southwest Oakland County
Service Areas
Farmington Hills Roof Pros serves Farmington Hills, MI and surrounding communities including:
Commercial and Association Roofing in Farmington Hills
Our commercial work here is the ordinary building stock of a mature suburb rather than the corporate campuses: association clubhouses and pool houses, detached carport rows, mail kiosks, low-rise offices and medical suites along Orchard Lake Road and Grand River Avenue, and small retail strips with mansard fascias over a low-slope deck. Most of it is owned by a board or a small partnership, which means the scope has to survive a meeting before it survives a winter.
- ✓TPO at sixty or eighty mil, EPDM, and two-ply modified bitumen over low-slope decks
- ✓Carport and mail-kiosk roofs quoted as a single line item across a whole community
- ✓Building-by-building condition tables a board can hand straight to a reserve analyst
- ✓Phased replacement schedules written to fit a fiscal year rather than one assessment
- ✓Tapered polyisocyanurate to move standing water off a deck that never had slope
- ✓Mansard fascia shingle work coordinated with the membrane it transitions into
- ✓Night and weekend tear-offs where a medical suite cannot lose parking on a weekday
- ✓Certificates of insurance issued to the association and the managing agent before mobilization
Frequently Asked Questions
Does my association pay for my roof in Farmington Hills?
It depends on one article in your master deed. If the roof is listed as a general common element, the association owns it, insures it, and pays for replacement out of reserves or an assessment, and your own check has nothing to do with it. If the deed puts the dwelling and everything attached to it on the co-owner, the roof is yours. We read the document before quoting so nobody pays for something they do not own.
What is a site condominium, and does it change who fixes my roof?
A site condominium is a Michigan way of platting detached homes under the Condominium Act of 1978 instead of the Land Division Act. Your house looks like any other house on the street and it usually is yours to maintain, roof included.
But the legal instrument is still a master deed, so the answer lives in that document rather than in the fact that the walls are freestanding. Plenty of Farmington Hills subdivisions built in the 1980s are set up this way.
Does a reroof in Farmington Hills need a permit?
Yes for a tear-off and reroof, no for swapping a handful of blown shingles. The Farmington Hills Building Division treats a full replacement as permit work, and so does any job that opens more than a few sheets of decking or touches structure. The permit is pulled in the contractor's license number and the deck gets looked at before it is covered. Ask to see the number before the dumpster is dropped.
Is roofing actually licensed in Michigan?
It is, which is unusual. Michigan licenses residential builders and residential maintenance and alteration contractors through the Bureau of Construction Codes, and roofing is one of the specific classifications a maintenance and alteration contractor can hold. Getting one means sixty hours of prelicensure education and a proctored examination, and the license number can be looked up. If a roofer will not give you the number, that is the end of the conversation.
Can I add a skylight if the association owns the roof?
Usually only with a signed modification agreement. Cutting a hole in a general common element changes an asset the association is responsible for maintaining, so most boards will approve it on condition that the co-owner accepts all future leak repair and replacement around the curb, in writing and recorded. We will not cut the opening without that paper, because the alternative is a leak in four years with two owners and no responsible party.
How long does a roof last in this part of Oakland County?
A laminated shingle roof here runs roughly twenty to twenty-five years, and what usually ends one early is not the shingle itself. It is a valley that was closed-cut with no metal under it, a chimney flashed with sealant instead of counterflashing, or a pipe collar whose rubber split around year fourteen. Those are repairs.
On association property the useful number is not the age of the oldest building but the spread between the oldest and the newest, because that spread is what a funding plan has to cover.