By Dan Cahill
Hiring a roofer for a condominium or town‑home community is not like patching Grandma’s bungalow—one misstep can expose dozens of owners and the association’s entire reserve fund. Yet many boards never look beyond the one‑page certificate of insurance a contractor hands over at bid time. Buried behind that glossy summary are pages of exclusions that can erase coverage for HOA projects, tear‑offs, or even a single afternoon of open‑roof exposure. If wind‑driven rain floods units and the policy omits “open roofs,” the insurer walks away, and the association picks up a six‑ or seven‑figure tab. Before you approve the next reroof, understand precisely what insurance an HOA should demand, how to verify it, and why choosing a contractor specializing in multifamily work—and carrying the right endorsements—is the only way to keep residents and reserves protected.
Necessary Insurance for HOA Jobs
Before an HOA hires a roofer, it should demand more than the standard certificate of insurance. That one‑page form—usually from carriers like Liberty Mutual—lists the policy number, coverage limits (often $1 million to $5 million), the insurer, and the agent’s contact information. Unfortunately, reading only that page is like judging a book by its cover. Real protection lies in the hundreds of policy pages that follow, specifically, the exclusions and endorsements that modify—or remove—coverage.
Common red flags include exclusions for new construction, homeowners association projects, or “open roofs.” If an existing roof is torn off, rainwater pours in, and the policy excludes open‑roof situations, the contractor’s insurer is off the hook. The HOA then has only one recourse: sue the roofer. A large firm might survive a multi‑million‑dollar claim; most small outfits would disappear overnight, leaving the association to fund repairs and interior damage out of pocket.
How to Verify Your Roofer is Properly Insured
Here are two basic steps an HOA should take to verify they have hired a properly-insured roofer:
- Ask the contractor for a list of exclusions and endorsements. A reputable firm will supply it.
- Call the insurance agent listed on the certificate. Explain that you represent the HOA and need the policy’s exclusion list. Agents have an ethical obligation to disclose that information.
Skipping this step can become the roofing equivalent of discovering your auto‑insurance premium was never paid—right after a collision. Each year, we see several HOAs learn, too late, that the contractor carried no open‑roof or HOA coverage. By the time we are called to clean up the mess, the original roofer is often out of business—or out of the country—and the association is paying twice: once for the failed job and again to fix the damage it caused. A thorough insurance review before work begins is the only reliable safeguard against that nightmare scenario.
Insurance vs Warranties
Every roofing project relies on two distinct safety nets:
Manufacturer (or System) Warranty – Guarantees the roof assembly itself. If the membrane leaks within the stated term, the manufacturer—or sometimes the installer—must restore watertight integrity. Crucially, the warranty covers the roof only; it does not reimburse interior damage caused by the leak.
Contractor Liability Insurance – Protects against property damage or major losses that occur during or after installation. Think of it like auto or health insurance: when something goes seriously wrong, the policy pays for the resulting harm. Minimum liability limits are set by state law, so every legitimate roofer must carry it.
Warranties are voluntary, but prudent owners insist on them to know how many years of roof performance they can expect. Insurance is mandatory, ensuring that any collateral damage is financially covered. Together, warranty and insurance form the complementary protections that define a well‑managed roofing project.
What Else to Check For
Insurance alone doesn’t guarantee a smooth condominium reroof; experience with the HOA environment does. SBR Roofing has spent years working almost exclusively with property managers and boards of directors, learning the extra layers of coordination that multifamily projects demand. We start by briefing the board and manager during bidding and contract review, then push timely updates to every homeowner and tenant: when crews will arrive, how long work will last, and whether patios or interiors need to be cleared. That proactive communication prevents needless headaches—broken planters or furniture, startled residents, schedule surprises—that occur when notice is late or incomplete.
Contractors who focus on single‑family homes or office buildings seldom navigate this many stakeholders at once, but our HOA track record equips us to keep all parties informed, minimize disruptions, and finish the job with fewer complaints and claims.
Why Choose SBR Roofing for Your HOA Roofing Project
SBR Roofing carries a comprehensive liability policy written expressly for homeowners association work, with no exclusions for HOA projects or open‑roof conditions. That coverage has been in place for the entire span of my tenure and underpins our core focus on condominium and multifamily roofing.
Because HOAs are famously litigious, many insurers shy away from covering contractors in this market—or they load policies with exclusions. We pay a higher premium to keep those safeguards intact, which means a competitor that avoids HOAs and bids only on big‑box stores will appear cheaper on paper. The price gap, however, masks a serious risk: if a low‑bid roofer lacks proper HOA coverage, the association is left exposed when something goes wrong. By staying fully insured and explaining these details upfront, we give boards the confidence that their project and residents are protected.
Conclusion
In HOA roofing, the difference between a routine project and a multimillion‑dollar disaster often comes down to a few lines of fine print. Demand the full policy, scrutinize exclusions and endorsements, speak directly with the agent, and partner only with contractors whose coverage is written for HOA work—no exceptions, no shortcuts. When you combine that due diligence with a system warranty and a roofer who routinely coordinates with boards, managers, and residents, you safeguard your property, your reserve fund, and your peace of mind. SBR Roofing’s HOA‑specific insurance, transparent documentation, and proven communication protocol make us that reliable partner—so your next reroof is remembered for its longevity, not its liability.
Protect your community with a trusted partner—choose peace of mind, clear coverage, and expert coordination with HOA Roofing.
Author Bio
Dan Cahill embarked on his journey in 2001, accumulating over 23 years of experience in the commercial roofing field. The original owner of SBR Roofing extended a trial opportunity in 2001, coinciding with the dot-com bubble burst. The proposition was simple: give it a year, see if it suits you, and if not, no hard feelings. Surprisingly, Dan found himself sticking around. Fast-forward over two decades, and he continues to thrive in the field.
With a background in sales, Dan discovered a passion for the dynamics of salesmanship, particularly in the freedom it offered from the confines of a desk. The opportunity to engage with people, navigate various situations, and even climb up on roofs appealed to him. This intriguing experience kept Dan hooked, prompting him to stay the course, eventually becoming a leader in the roofing industry.
