A co-op or condo roof replacement goes smoothly when the board compares bids written to the same scope, collects insurance certificates naming the building, and tells residents the schedule early. MLM Construction Group replaces roofs on Brooklyn buildings, HIC #2130570, with 97 Google reviews at 5.0. Call (516) 713-9199.
The most common problem we see on board projects is three bids that cannot be compared. One contractor priced a full tear off, another priced a recover over the existing roof, the third left out the parapet flashing. The lowest number wins, and the missing work shows up later as a change order.
Before collecting bids, settle what is being bought. Full tear off down to the deck or a recover, the membrane type, insulation and its thickness, how the parapets, bulkhead, drains, skylights and rooftop equipment are flashed, and what happens if rotten deck is found once the old roof is off. On larger buildings the board's engineer or architect usually writes this. On a smaller building the contractor can propose it, but every bidder should then price the same document.
A license: in New York City that is a DCWP home improvement license for residential work, and you can verify it on the city's website. A certificate of insurance showing general liability and workers' compensation, with the co-op or condo and the managing agent named as additional insured. Most managing agents have a standard requirement and will check it.
References from other multifamily buildings, ideally ones that can be visited. A written warranty that says separately what the manufacturer covers and what the contractor covers, and for how long. And a payment schedule tied to stages of completed work rather than a large deposit.
Roof replacement in New York City can require a Department of Buildings permit depending on the building and the scope, and the contractor should say up front whether one is needed and who files it. Our page on roof permits in Brooklyn goes through when they apply.
Check the building's own alteration rules too. Many co-ops restrict work hours, require a deposit or bond from contractors, and specify how materials come in and out. A roof project also touches the parapets, so if the building is due for its Local Law 126 parapet observation, doing both together saves access costs.
Residents on the top floor are the most affected, by noise and sometimes by smell, and they deserve notice first. A simple letter from the board or managing agent two to three weeks ahead, with the start date, working hours, expected length and a contact person, prevents most of the complaints boards dread.
Plan how the crew reaches the roof. If it is through the bulkhead, the stairwell and halls on the way need protection. If it is by hoist or crane from the street, that may need a permit for the sidewalk and a morning when parking is cleared. Rooftop items that belong to residents, like planters, furniture and private AC condensers, should be dealt with before the start date.
Many roof systems can be installed in cold weather, but daylight is shorter and wet days stop work, so a winter project takes longer on the calendar. If the board is approving now, a spring start often makes sense, with bids collected over the winter while contractors have time to visit properly.
If the current roof is actively leaking into apartments, do not wait for spring. Targeted repairs can hold it through the winter while the replacement is planned.
MLM Construction Group replaces roofs on co-op, condo and rental buildings across Brooklyn, Queens and Manhattan. We walk the roof with the board or managing agent, write a scope that other contractors can price too, provide insurance certificates naming the building, and send residents' notice letters if the board wants us to.
Licensed under NYC DCWP HIC #2130570 and fully insured. Call (516) 713-9199 for a free roof assessment and written proposal.
By having every contractor price the same written scope: tear off or recover, membrane, insulation, flashing at parapets, bulkhead, drains and equipment, and how rotten deck will be handled. Bids written to different scopes cannot be compared fairly.
A certificate of insurance showing general liability and workers' compensation, with the co-op or condo and usually the managing agent named as additional insured. Most managing agents have a standard requirement and will check it before work starts.
It can, depending on the building and the scope of the work. The contractor should state in the proposal whether a Department of Buildings permit is needed and who will file it.
Two to three weeks is a good standard, with the start date, working hours, expected length of the job and a contact person. Top floor residents are affected most and should hear first.
Many roof systems can be installed in cold weather, but shorter days and wet weather extend the schedule. Boards often collect bids over the winter and start in spring, with repairs holding an active leak in the meantime.
Often yes. The roof flashing ties into the parapet, and if the building is due for its Local Law 126 parapet observation or needs parapet repairs, doing both together saves on access and avoids disturbing the new roof later.
Yes. MLM Construction Group replaces roofs on co-op, condo and rental buildings across Brooklyn, Queens and Manhattan, licensed under NYC DCWP HIC #2130570 and fully insured. Call (516) 713-9199.