Case Study: 20-Building HOA Roof Replacement at Preserve at Waters Edge, Vineyard, Utah

Short answer: King Roofing replaced the hail-damaged roofs on all 20 three-story buildings at Preserve at Waters Edge Condominiums in Vineyard, Utah. We started working with the community in about June 2025. The carrier approved the scope on November 3, 2025, and approved a supplement on December 29–31, 2025. Installation ran from December 15, 2025 to February 9, 2026. Every building now has a complete, code-compliant roofing system, and the association's only out-of-pocket cost was its $10,000 deductible on a project of about $1.2M. Each building had its own Vineyard City permit and passed final inspection, and every building is covered by a GAF Golden Pledge® Limited Warranty.*

Project at a glance

The challenge

A hailstorm hit Preserve at Waters Edge on August 13, 2024. The damage was spread across 20 three-story buildings with steep 7/12 to 9/12 roofs, the kind of damage that is hard to see from the ground. The association and its property manager needed a contractor who could document all 20 roofs, support the carrier's review with clear evidence, and then replace the roofs in winter on occupied buildings.

Board and property manager approval process

King Roofing reached out to the community first and began working with the association in about June 2025. The association is professionally managed, so we worked through the property manager. When the property manager requested HOA vendor forms and a certificate of insurance in November 2025, we supplied them. When the HOA asked for extra drone photos to help plan new walkways and play structures, we flew them.

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 $10,000 deductible, on a project of about $1.2M.

What the association got. The carrier's first scope approved roof replacement on all 20 buildings but left out items a complete, code-compliant roof needs. We documented those items building by building, and the final scope gave every building:

• ventilation brought up to IRC R806.2 (our calculations showed a 411 sq in shortfall), including added turtle vents
• ice and water barrier at the eaves and valleys, for Utah winters
• new drip edge and starter
• step and apron flashing
• new pipe jacks and furnace caps
• gutter detach and reset, and gable cornice work
• the safety and site items a three-story tear-off needs: debris chute, barricade, supervision, dumpsters and a temporary toilet

Together, the items the first scope missed came to about $200K. The carrier did not approve a separate removal charge for accessories.

How it worked. Our estimating team prepared GAF QuickMeasure reports and an estimate for every building, and we attended the carrier's adjuster inspections, which began September 15, 2025. The carrier approved roof replacement on all 20 buildings on November 3, 2025, about 4½ months after we started. On November 21, 2025, we submitted a building-by-building scope with measured roof geometry (Building A alone has 26 roof facets, 241 feet of ridge and 235 feet of valley), the ventilation calculations, IRC R907.5 references for accessory replacement, and a list of items billed only when actually incurred, with proof. The carrier issued an updated estimate, and the supplement was approved December 29–31, 2025, about 6½ months after we started.

Scope and materials

Full tear-off down to the solid decking on all 20 buildings, then a complete GAF roofing system:

• GAF Timberline HDZ® Shingles with StainGuard® protection, in Charcoal
• GAF WeatherWatch® leak barrier
• GAF FeltBuster® synthetic roofing felt
• GAF Pro-Start® starter strip shingles
• GAF Cobra® RidgeRunner® ridge vent, with old vent openings capped
• GAF Seal-A-Ridge® ridge cap shingles
• Gutters detached and reset

Resident communication

The property manager named an on-site resident coordinator, and our team gave that coordinator daily updates, with the property manager as the contact for anything urgent. Before work started on each building, residents received a notice with the work dates, which driveways to keep clear (marked with cones and tape), and who to call.

We roofed the buildings one at a time, in sequence, with one work order per building. Each building had dumpsters, trash chutes for the three-story tear-off, and daily cleanup with nail sweeps. The winter schedule absorbed weather delays.

Timeline

Permits and inspections

We pulled a separate Vineyard City permit for each of the 20 buildings. Building A passed its underlayment inspection on December 16, 2025. Fifteen buildings passed final inspection on January 27, 2026, and the last passed on February 26, 2026.

Warranty

Every building received a GAF Golden Pledge® Limited Warranty.* As a GAF Master Elite® contractor, King Roofing can offer this warranty; it is available only through GAF-certified contractors.

Results

• New roofs on all 20 buildings, about 1,566 squares, installed December 15, 2025 to February 9, 2026.
• 20 permits, 20 passed final inspections.
• A complete, code-compliant roofing system on every building: ventilation to IRC R806.2, ice and water barrier at eaves and valleys, drip edge, starter, flashing and pipe jacks.
• The association's only out-of-pocket cost was its $10,000 deductible, on a project of about $1.2M.
• GAF Golden Pledge® Limited Warranty on every building.*
• Winter installation on occupied buildings, coordinated daily through the on-site resident coordinator.

FAQ for HOA boards and property managers

How long does an HOA roof replacement take from start to finish?

At Preserve at Waters Edge, we started working with the association in about June 2025. The scope was approved about 4½ months later (November 3, 2025), the supplement about 6½ months in (December 29–31, 2025), and installation on 20 buildings ran from December 15, 2025 to February 9, 2026.

How are residents notified before work reaches their building?

At Waters Edge, the property manager named an on-site resident coordinator who received daily updates from us. Before each building started, residents got a notice with the work dates, which driveways to keep clear and who to call.

Do you pull permits for every building?

Yes. At Waters Edge we pulled a separate Vineyard City permit for each of the 20 buildings, and each building passed its own final inspection.

What happens when the carrier's first scope leaves items out?

We document what a code-compliant roof needs, building by building. At Waters Edge that meant measured roof geometry, ventilation calculations under IRC R806.2, and IRC R907.5 references for accessory replacement. The final scope added ventilation to IRC R806.2, ice and water barrier at eaves and valleys, drip edge, starter, step and apron flashing, and pipe jacks on every building. The association's only out-of-pocket cost was its $10,000 deductible. Coverage decisions are always made by the carrier under the association's policy.

What warranty does the association get?

Every building at Waters Edge received a GAF Golden Pledge® Limited Warranty.* As a GAF Master Elite® contractor, King Roofing can offer this warranty; it is available only through GAF-certified contractors.

Can you work in winter?

Yes. The Waters Edge installation ran from mid-December 2025 through early February 2026, with the schedule adjusted around winter weather.

Schedule a free HOA roof inspection and assessment

If your Utah board or management company wants to know where your community's roofs stand, call or text King Roofing at (385) 450-5464 to schedule a free inspection and assessment.

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.