Case Study: HOA Roof and Gutter Replacement at Grandview Farm Condominiums, Provo, Utah

Short answer: King Roofing replaced the hail-damaged roofs on all 18 structures at Grandview Farm Condominiums in Provo, Utah (16 residential buildings, the clubhouse and a storage shed), plus the community's gutters, in about four weeks. The finished roofs are a complete, code-compliant GAF system, with reworked ventilation, ice and water barrier at eaves and valleys, drip edge, starter, flashing, and hidden decking and truss repairs found at tear-off. The association's only out-of-pocket cost was its $25,000 deductible on a project of about $1.5M, so the board did not have to draw on the reserves it had been building for a planned roof replacement.

Project at a glance

The challenge

The Grandview Farm board knew its roofs were near the end of their life and had been building reserves for a replacement it expected within about five years. What the board did not know was that a hailstorm on August 13, 2024 had already damaged the roofs.

The carrier's first test squares were placed in less-damaged areas, so the damage had to be documented thoroughly before the claim could be fairly reviewed. And once tear-off began, crews found soft decking and broken trusses that no one could see from above.

Our approach

Working with the board. King Roofing reached out to the community first, and the HOA board signed with King on June 11, 2025. We met with the board to finalize colors (Charcoal shingles with Pebblestone drip edge and gutters) before installation.

Documenting the damage. Our representative attended the carrier's inspections, which began June 23, 2025. We ran AI hail reports on most buildings and photographed the carrier's test squares, and the claim was escalated to the carrier's large-loss team. After a third inspection on July 17–18, 2025, the carrier approved full roof replacement on all buildings, including full gutter replacement, and issued an advance so work could start before final scopes were complete. On July 26 we delivered estimates and scopes for every building, photo reports and AI hail reports.

Resident communication. Before installation, we sent an install-reminder email to the HOA's communications contact, who relayed it to owners: move vehicles the day before, and expect material deliveries. On day one, the crew walked owners through the plan, and owners' items such as wind turbines were handled with care.

Phasing. We installed in weekly phases of about four buildings, starting with Buildings A–D on August 19, 2025. When a week of possible bad weather was forecast, we paused rather than leave roofs open. The clubhouse went last, on September 11, so the pool and clubhouse stayed open for residents through the busiest weeks. Dumpsters and material deliveries were coordinated in advance for each phase.

Funding and supplements

The project was funded through the association's hail claim with its property insurance carrier, and coverage decisions were made by the carrier under the association's policy. The association's only out-of-pocket cost was its $25,000 deductible, on a project of about $1.5M.

What the association got. The carrier approved full roof replacement on all buildings, including full gutter replacement, and issued an advance so work could start before final scopes were complete. Tear-off then exposed damage no one could see from above, and we documented every item so the community ended up with a complete, code-compliant roofing system rather than shingles laid over problems:

• soft decking replaced and broken trusses repaired, wherever crews found them
• reworked attic ventilation, with the old turtle vents removed, the openings re-sheeted and a new ridge vent installed
• GAF WeatherWatch® ice and water barrier at the eaves and valleys, in two courses at the eaves, for Utah winters
• new drip edge (Pebblestone) and starter
• step and chimney flashing

How it worked. On September 29, 2025, we submitted building-by-building supplements with photo reports. When the carrier asked for supporting proof, such as disposal invoices, flashing and starter-course code support, we provided it, with IRC code citations. The carrier's revised estimate added about $45K for items its first scope missed. The last open item is being fixed now.

What we installed

Full tear-off on all 18 structures, decking and truss repairs where needed, then a complete GAF roofing system:

• GAF Timberline HDZ® Shingles in Charcoal
• GAF WeatherWatch® leak barrier at eaves and valleys, installed in two courses at the eaves
• GAF FeltBuster® synthetic roofing felt
• GAF Pro-Start® starter strip shingles
• GAF Seal-A-Ridge® ridge cap shingles
• New ridge vent, with the old turtle vents removed and the openings re-sheeted
• GAF Master Flow® power attic vent on the clubhouse
• Full gutter replacement (Pebblestone)

Results

• Reserves kept for other needs. The roofs the board had been saving to replace were replaced under the association's hail claim, so the reserve fund was not used for this project.
• 18 structures re-roofed in about four weeks, plus full gutter replacement, with the clubhouse and pool kept open until the final week.
• Hidden damage repaired, not covered over. Soft decking and broken trusses found at tear-off were replaced or repaired and documented for the carrier.
• The association's only out-of-pocket cost was its $25,000 deductible, on a project of about $1.5M.
• GAF Golden Pledge® Limited Warranty registered on 16 structures, including the clubhouse.*
• A community that noticed. During the project, the HOA newsletter editor asked to feature King Roofing because residents wanted to know more about the company.

FAQ for HOA boards and property managers

Can roof replacement fit around our reserve study?

A reserve study tells you when roofs will wear out; it does not tell you whether storm damage has already occurred. Grandview Farm was planning a replacement within about five years. An inspection found hail damage, and the roofs were replaced under the association's claim instead. Whether a claim is covered is always the carrier's decision under your policy.

How do you phase the work in a large community?

At Grandview Farm we worked in weekly phases of about four buildings, starting with Buildings A–D, and scheduled the clubhouse last so the pool and clubhouse stayed open. Dumpsters and deliveries were set up in advance for each phase.

How are residents notified?

We send install reminders through the contact the board designates. At Grandview Farm, the HOA's communications contact relayed our reminder to owners (move vehicles the day before, expect deliveries), and our crew walked owners through the plan on the first day.

What if you find rotten decking or damaged trusses during tear-off?

We repair it and document it. At Grandview Farm, crews replaced soft decking and repaired broken trusses, and we submitted building-by-building supplements with photo reports to the carrier.

What happens if bad weather is forecast mid-project?

We don't open more roof than we can close. At Grandview Farm we paused for a week of possible bad weather and held to about four buildings a week so no roofs were left exposed.

What warranty does the association get?

Grandview Farm received the GAF Golden Pledge® Limited Warranty, registered on 16 structures including the clubhouse.* It is available only through GAF-certified contractors such as King Roofing, a GAF Master Elite® contractor.

Schedule a free HOA roof inspection and assessment

Planning a roof replacement in your reserve study? Have King Roofing take a look first. Call or text King Roofing at (385) 450-5464 to schedule a free inspection and assessment, anywhere in Utah.

King Roofing (King Construction and Restoration LLC), Orem, Utah. GAF Master Elite® contractor.

* See GAF Golden Pledge® Limited Warranty for complete coverage and restrictions. Visit gaf.com for details. Contractors enrolled in GAF certification programs are not employees or agents of GAF, and GAF does not control or otherwise supervise these independent businesses.