Blue Dog crew drying in a waterfront home in Southwest Florida — roof opened, underlayment going down the same day

HOAS · CONDO ASSOCIATIONS · PROPERTY MANAGERS

When the association owns the roof.

Replacement, maintenance and repairs on condo buildings, villas, carports and clubhouses — photographed at every stage and reported in whatever format your board and your manager actually use. Southwest Florida, Punta Gorda to Naples.

Request a walk-through or call (239) 888-1008

PHOTO REPORTING — YOUR FORMAT, NOT OURS

Pictures of everything, reported any way your association wants.

Every building, every stage, photographed as it happens. What you do with those pictures is up to you: a live link the manager opens when a resident calls, a per-building PDF for the board packet, a weekly email, a spreadsheet by unit, a folder your management company already uses. Tell us the format your board reads and we will report in it. That is the difference between a manager who has an answer and a manager who has to drive out.

Live link

One address the manager can forward. It shows every building's photographs as the crew uploads them, so the board sees what the manager sees, the same day.

Per-unit reports

An inspection report and an in-progress / post-repair photo report for every unit or building, in the association's name, ready to attach to a work order, a claim or an owner's file.

Whatever format you already use

Board packet PDF, weekly email, shared folder, spreadsheet by address, or your management software. We shape the reporting to the association — not the other way around.

TWO DIFFERENT JOBS

Not the same as a homeowner in a community.

Two different things get called HOA work. One is a homeowner inside a community, where we handle the ARB submittal and the paperwork for them. The other is the association itself — where the roofs are the association's responsibility, a board has to answer for the money, and residents are living underneath the job the whole time it is happening. That is a different job and we run it differently.

Built around a board

Buildings phased so residents keep parking, access and quiet hours. Scope and schedule in writing before anything starts. Certificates of insurance, permits and the Notice of Commencement handled. One point of contact, and it is the owner of the company — not a coordinator who has to go ask somebody.

Reporting your manager can forward

A live link with photographs of every building as the work happens. When a resident calls or a board member asks where things stand, your manager opens the link and answers — no drive-out, no chasing a superintendent. We will shape the reporting to whatever format your association already uses.

Buildings, not just houses

Tile, metal, shingle and flat, on condo buildings, villas, carports, mail kiosks and clubhouses. Near the water the substrate is the whole conversation, and we will tell the board what belongs on their buildings and why before anybody spends a dollar.

Documentation that survives review

Every stage photographed and every finding written down, which is what makes a claim or a reserve conversation go smoothly instead of sideways. When somebody outside the association has to read the file, it holds up.

MAINTENANCE & REPAIRS

Most association roofs don't need replacing. They need someone watching them.

A roof on a condo building is a shared asset with a reserve study attached to it. The cheapest year of that roof's life is the one where a lifted tile, a cracked boot or a clogged valley gets caught in an inspection instead of in a unit owner's ceiling. We do that work for associations — and when a roof is genuinely at the end, we say so in writing, with the photographs to back it up.

Inspections and condition reports

Building-by-building walk with photographs, a written condition report per building, and a plain answer to the question the board actually has: what needs doing this year, what can wait, and what should be in the reserve conversation.

Leak calls and storm repairs

One number for the manager. We find the source, open up what has to be opened, fix it properly and photograph it — then the manager has a report to send the owner, not a story. After a storm we work the community as one job, unit by unit, until the list is closed.

Maintenance contracts

Scheduled visits on a calendar the board approves: clear debris and drains, reseal penetrations, reset slipped tile, check flashing and fasteners, and log every building. The file grows every visit, and a roof that is looked after reaches the age the reserve study assumed it would.

Request a maintenance walk-through or call (239) 888-1008

A COMMUNITY WE WORKED — PRESERVES AT THE SHORES, NAPLES

After Irma, a whole street of units, one file per unit.

Hurricane Irma went through Naples in September 2017. Preserves at the Shores had storm damage across ten to twenty units on the same streets — lifted tile, torn underlayment, roofs that were letting water into owners' ceilings. The management company needed one contractor who could work the community as a single job and still hand over paperwork for every individual unit. That is what we did — and every unit got its own photo report, which is why we still have these pictures.

Blue Dog crew with several sections of a tile roof opened to the deck at Preserves at the Shores

Opened up, not patched over

Where the storm lifted tile, we took the field back to the deck, replaced the underlayment and flashing, and reset the tile — instead of smearing sealant over the top and calling it repaired.

Rotted decking exposed under the tile on a Preserves at the Shores unit

What was under the tile

This is why we open it up. The rot under this section would never show from the ground or from a ladder. It was photographed, cut out, re-decked and closed the same day — and the owner and the manager both got the picture.

New self-adhered underlayment installed and the tile being reset at Preserves at the Shores

A file the manager could forward

Every unit closed out with its own in-progress and post-repair photo report — what was found, what was done, what it looked like finished — so the management company had an answer for every owner who called.

Photographs are from our own job reports on this community. We do not use stock images of other people's work.

HOW A BUILDING JOB RUNS

Five steps, and you know where you are in all of them.

1 · Walk-through and scope

We go building by building, document what is actually there, and put the scope in writing. If some buildings can wait a season, we say so.

2 · Board packet

Scope, materials, timeline and cost in a document a board can read in a meeting and a manager can forward without rewriting it.

3 · Permits and certificates

Permits, Notice of Commencement, certificates of insurance naming the association, and any municipal requirement particular to your city.

4 · Phased production

Buildings sequenced around parking, access and quiet hours, with notices to residents before we are on their roof. The live photo link is on from day one.

5 · Closeout

Final inspections, warranty documents, and the complete photographic record handed over — so the file is in the association's hands, not just ours.

WHO WE WORK WITH

Boards and management companies both.

Usually the board decides and the management company pays. We work with both and we keep both in the loop — the manager gets the reporting and the day-to-day, the board gets the documents it needs for the file. If you manage a portfolio of properties, one walk-through can cover all of them.

Request a walk-through or call (239) 888-1008

Association Walk-Throughs

Tell us the community. We'll come look at the buildings.

A walk-through costs the association nothing. You get a written condition report with photographs for every building we look at, and a straight answer on what needs doing now and what can wait.

Managers: call (239) 888-1008 and you will get the owner, not a call center.

Request a Walk-Through

HOAs · Condo Associations · Property Managers

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