Introduction: Strata-Specific Issues

Multi-family buildings face unique roofing challenges that single-family homes don't. Multiple roof sections, shared walls, complex drainage, and deferred maintenance create problems. Here are the issues we see most often.

PROBLEM 1: DEFERRED MAINTENANCE

The Issue

What Happens:

• Council delays roof replacement to avoid special levy
• Roof goes 5-10 years past recommended replacement
• Small leaks become major damage
• Eventual cost is 2-3x higher than planned replacement

Why It Happens:

• Budget constraints: CRF insufficient, owners resist special levy
• Council turnover: New councils don't know roof history
• Optimism bias: "It'll last another year"
• Lack of expertise: Council doesn't recognize warning signs

Warning Signs

Your Roof Needs Replacement NOW If:

• Age: 25+ years for architectural shingles, 20+ for 3-tab
• Curling shingles: Edges lifting, cupping
• Missing granules: Bare spots visible, granules in gutters
• Multiple leaks: 3+ units reporting leaks
• Interior damage: Water stains, mold, drywall damage

The Cost of Waiting

Example: 50-Unit Townhouse Complex

Planned Replacement (Year 25):

• Roof replacement: $200,000
• No deck damage
• Total cost: $200,000 ($4,000/unit)

Delayed Replacement (Year 32):

• Roof replacement: $220,000 (inflation)
• Deck replacement (rot from leaks): $80,000
• Interior repairs (12 units): $60,000
• Total cost: $360,000 ($7,200/unit)

Waiting 7 years cost an extra $160,000 (80% more).

The Solution

Follow Depreciation Report Timeline:

• If report says "replace in 5 years," start planning at year 3
• Get quotes at year 4
• Schedule replacement at year 5
• Don't wait for leaks

PROBLEM 2: INADEQUATE DRAINAGE

The Issue

What Happens:

• Water pools on flat sections
• Gutters overflow during heavy rain
• Water backs up under shingles
• Leaks in valleys and eaves

Why It's Common in Stratas:

• Complex roof geometry: Multiple valleys, direction changes
• Shared gutters: One clogged section affects multiple units
• Flat sections: Townhouse roofs often have low-slope areas
• Lack of maintenance: Gutters not cleaned regularly

Common Drainage Problems

1. Clogged Gutters:

• Cause: Leaves, moss, debris accumulation
• Result: Water overflows, damages fascia, leaks into units
• Solution: Clean gutters twice per year (spring and fall)

2. Undersized Gutters:

• Cause: Original gutters too small for roof area
• Result: Can't handle heavy rain (atmospheric rivers)
• Solution: Upgrade to 6-inch gutters (from 5-inch)

3. Valley Flooding:

• Cause: Multiple roof sections drain to one valley
• Result: Water volume overwhelms valley, backs up
• Solution: Install wider valley flashing, improve drainage path

4. Flat Section Ponding:

• Cause: Roof deck sags, creating low spots
• Result: Water stands for days, accelerates degradation
• Solution: Add tapered insulation or re-deck to create slope

The Solution

Drainage Improvements:

• Clean gutters twice per year (minimum)
• Install gutter guards (reduces cleaning frequency)
• Upgrade undersized gutters
• Add extra downspouts if needed
• Ensure proper roof slope (minimum 2:12)

PROBLEM 3: MOSS INFESTATION

The Issue

Why Stratas Get More Moss:

• Tree coverage: Townhouse complexes often heavily treed
• Shade: Buildings shade each other
• Deferred maintenance: Moss removal costs money
• North-facing slopes: Stay wet longer, more moss

The Damage:

• Moss lifts shingles (roots grow under edges)
• Holds moisture (accelerates rot)
• Blocks drainage (water backs up)
• Reduces lifespan by 30-50%

The Solution

Moss Removal:

• Frequency: Every 2-3 years (or as needed)
• Method: Professional soft-wash (not pressure washing)
• Cost: $1-2 per square foot ($1,000-2,000 for typical building)
• Budget: Include in annual operating budget

Prevention:

• Install zinc strips at ridge (zinc runoff inhibits moss)
• Trim overhanging branches (reduce shade)
• Use algae-resistant shingles (copper granules) when replacing

PROBLEM 4: INCONSISTENT REPAIRS

The Issue

What Happens:

• Different contractors repair different sections
• Shingle colors don't match
• Repair quality varies
• No warranty continuity

Why It Happens:

• Council uses cheapest contractor each time
• Emergency repairs done by whoever's available
• No relationship with single contractor

The Problems This Creates

1. Color Matching Issues:

• Shingle colors change over time (discontinued)
• New shingles don't match old (different lot)
• Patchwork appearance

2. Warranty Gaps:

• Contractor A won't warranty Contractor B's work
• Leaks fall through cracks
• Finger-pointing between contractors

3. Incomplete Repairs:

• Contractor fixes symptom, not cause
• Leak returns within months
• Strata pays twice for same repair

The Solution

Establish Contractor Relationship:

• Choose one reliable contractor for all roofing work
• They know your roof history
• Can match materials
• Warranty continuity
• Faster response (you're a repeat customer)

PROBLEM 5: VENTILATION FAILURES

The Issue

What Happens:

• Attic temperatures reach 60-70°C in summer
• Condensation forms in winter
• Shingles age prematurely
• Ice dams form
• Mold grows in attic

Why Stratas Have Ventilation Problems:

• Original construction: Many older stratas have inadequate ventilation
• Insulation upgrades: Added insulation blocks soffit vents
• Shared attics: Ventilation needs are higher

Signs of Poor Ventilation

Summer:

• Extremely hot attic (60°C+)
• Shingles curling prematurely
• High cooling costs

Winter:

• Ice dams on eaves
• Frost on attic rafters
• Condensation dripping from roof deck
• Mold on attic sheathing

The Solution

Ventilation Upgrades:

• Ridge vents: Install continuous ridge vent (if not present)
• Soffit vents: Ensure adequate intake (1:300 rule)
• Baffles: Install rafter baffles to prevent insulation blocking vents
• Gable vents: Add if ridge vent not possible

Cost:

• Ridge vent installation: $3-5 per linear foot
• Soffit vent upgrades: $500-1,500 per building
• Usually done during roof replacement

PROBLEM 6: UNIT OWNER MODIFICATIONS

The Issue

Common Unauthorized Modifications:

• Satellite dishes installed on roof
• Solar panels added
• Skylights cut in
• Vents added for bathroom fans

The Problems:

• Penetrations create leak points
• Voids contractor warranty
• Strata liable for damage
• Difficult to enforce bylaws

The Solution

Bylaw Enforcement:

• Require council approval for any roof modifications
• Require licensed contractor for approved work
• Require owner to pay for any leak repairs
• Include in strata bylaws

Inspection:

• Annual roof inspection catches unauthorized modifications
• Council can require removal or proper installation

The Bottom Line

Most strata roofing problems are preventable through proper maintenance, timely replacement, and good contractor relationships. Don't defer maintenance - it always costs more later.

At RJ Roofing Bros, we help stratas avoid these problems through annual inspections, maintenance planning, and timely repairs. We've seen these issues hundreds of times and know how to fix them properly.

Strata experiencing roofing problems? Call (604) 997-1292 for an inspection and recommendations.