Apartment owners · NOI-aware capex
Multi-family roofing. Without the disruption.
Phased install. Tenant communication plans in English and Spanish. Evening and weekend work options. We protect your NOI while we replace your roof — across the entire Central Valley.
Trusted by Central Valley apartment owners
Multi-family roofing across the Central Valley.
From 8-unit walk-ups in Modesto to 240-unit garden-style complexes in Stockton, we re-roof apartment buildings without forcing tenant relocation. License #749551. Insured to $1M.
500+
Multi-family doors re-roofed since 1996.
0
Tenants relocated during a job we ran.
★4.9
From 127 verified Google reviews.
30+ yrs
Operating in California's Central Valley.
How it works
Your multi-family roof project in four steps.
Portfolio Inspection
We walk every building, drone every roof, and deliver a written asset report covering remaining useful life, deck condition, and code gaps. Free for portfolios of any size.
CapEx Plan
You receive a flat-bid proposal per building plus a per-door cost breakdown. We sequence the work to fit your reserve study and protect NOI through your hold period.
Tenant Notification
14-day, 7-day, and day-before notices in English and Spanish. We coordinate with your property manager on quiet hours, balcony access, and pet/vehicle protection.
Phased Install
Building-by-building schedule. Same-day tear-off and dry-in. Magnetic sweep every evening. No tenant ever sleeps under an open roof.
Built for occupied buildings
Built for occupied buildings.
A multi-family roof project is a tenant experience, not just a construction project. Every disruption is a phone call to your property manager. We engineer those calls out.
Tenant disruption planning
Bilingual notices, designated quiet hours, and protected balconies. Property managers get a single point of contact — our project manager — for the entire job. Tenants stay informed, and your office phone stays quiet.
Evening & weekend work
When lease provisions and local noise ordinances allow, we run finish work after hours. Tear-off stays in noise-allowed daytime windows. Heat welding, edge metal, and clean-up shift to evenings to compress total disruption.
Phased install schedule
We sequence buildings so leases stay marketable through the project. Vacant unit turns get prioritized. Move-in dates get protected. We coordinate with your leasing team on showings.
Warranty tier
The highest warranty tier — backed in writing for your portfolio.
As an Owens Corning Platinum Preferred, GAF Master Elite, and CertainTeed Select ShingleMaster contractor, we register the highest manufacturer warranties available on every multi-family job. That matters more for apartment owners than for single-family because warranties travel with the asset at sale.
- GAF Golden Pledge — 50-year material coverage, 25-year workmanship coverage, transferable once at sale. Standard on asphalt low-rise apartment buildings.
- OC Platinum Protection — non-prorated lifetime materials and workmanship, transferable. Available on qualifying garden-style complexes.
- 20-30 year NDL TPO — No Dollar Limit manufacturer warranties on low-slope buildings (Carlisle SynTec, GAF EverGuard, Firestone UltraPly).
- Econo Roofing workmanship — 5-10 year transferable workmanship warranty layered on top, covering install defects the manufacturer warranty does not.
Your buyer's broker, lender, and inspector all get a clean warranty package at sale. That protects exit cap rate and shortens diligence. Read our complete roof warranty guide to compare manufacturers.
When to act
Signs your apartment building's roof needs replacement.
Catch these early and you preserve NOI. Miss them, and a tenant complaint becomes a habitability claim.
Repeat tenant leak calls
The same unit calls in a leak after every storm. That is not a flashing problem. That is a system at end of life.
Granule loss in gutters
Heavy mineral-granule deposits at downspouts mean asphalt shingles are 15+ years in. Plan replacement before the next rainy season.
Ponding on flat sections
Standing water 48 hours after a storm on a low-slope section indicates drainage failure. The membrane below is degrading fast.
Interior ceiling stains
Brown rings on a tenant's ceiling are a habitability red flag. Document and repair within 30 days or risk a CA Civil Code 1941.1 claim.
Rising HVAC costs
Underperforming insulation drives summer cooling costs. A Title 24 cool-roof upgrade often pays back within the hold period.
Roof age 18+ years
Most asphalt apartment roofs in Central Valley climate reach end of life around 20 years. Plan replacement at year 18 to avoid emergency calls.
Schedule a free portfolio inspection or call our emergency repair line 24/7 for active leaks. For lease compliance details, see our storm damage and insurance claim guide.
Frequently asked
Common multi-family roofing questions, answered.
How do you minimize tenant disruption during a multi-family re-roof?
We build a written tenant communication plan before mobilization. Residents receive 14-day, 7-day, and day-before notices. We schedule loud tear-off for daytime weekday windows that align with your lease's quiet hours, and we phase work building-by-building so no tenant lives under an open roof. Evening and weekend finish work is available when lease provisions allow.
What does multi-family roofing cost per door in California?
For a typical Central Valley garden-style complex, expect $1,800-$3,800 per door for asphalt re-roofs and $3,500-$6,500 per door for TPO or modified bitumen on low-slope buildings. A 60-unit complex usually lands $140,000-$320,000 depending on slope, deck condition, Title 24 cool-roof upgrades, and whether you bundle gutters and skylights. We provide flat-bid pricing per building and per door.
Do you handle CapEx planning and reserve studies for portfolios?
Yes. For investors and syndication GPs, we provide a roof asset report covering remaining useful life per building, estimated replacement cost, and a recommended capex schedule. This integrates with your reserve study or business plan and helps you protect NOI by phasing replacements across your hold period instead of taking one large hit.
Can you work around occupied buildings without relocating tenants?
Yes. We have re-roofed apartment communities from 8-unit walk-ups to 240-unit garden-style complexes without a single tenant relocation. Our crews protect balconies, walkways, and patios. We sweep magnetically every evening so kids, pets, and tires stay safe. Tenants stay in their units throughout.
What warranties do you offer on multi-family roofs?
As OC Platinum Preferred and GAF Master Elite contractors, we register the highest warranty tier available. For asphalt low-rise: GAF Golden Pledge (50-year materials, 25-year workmanship). For low-slope TPO: 20-30 year No Dollar Limit (NDL) manufacturer warranties. Workmanship warranties from Econo Roofing run 5-10 years and are transferable to a new buyer at sale, which protects your asset's marketability.
Are multi-family roof replacements CapEx or OpEx?
Full roof replacements are typically capitalized as a building improvement and depreciated over the property's recovery period. Repairs and partial restorations may qualify as OpEx under the IRS de minimis safe harbor or routine maintenance safe harbor. We provide line-item proposals so your CPA can categorize correctly. We are not tax advisors — confirm classification with your accountant.
Overview
About multi-family roofing.
Multi-family roofing covers any property with five or more rental units under common ownership: garden-style apartments, townhome rentals, mixed-use podium buildings, condo conversions, and small portfolios of duplexes and fourplexes. The work is technically similar to commercial roofing — TPO and modified bitumen on low-slope sections, asphalt and tile on pitched sections — but the operational reality is fundamentally different. You are not roofing an empty warehouse. You are roofing 60 households who pay your debt service every month.
That changes how a real multi-family contractor scopes the job. The technical install is maybe 40% of what we do. The other 60% is tenant communication, lease compliance, balcony and vehicle protection, daily magnetic sweeps, vacant-unit prioritization, and phased mobilization that lets you keep marketing the property while crews are on site. A contractor who treats a multi-family roof like a single-family roof — show up Monday, tear off, install, leave Friday — will generate enough tenant complaints to wipe out a quarter of NOI.
We have been roofing apartment buildings across Stanislaus, Merced, San Joaquin, and Sacramento counties since 1996. Owners come back to us for the second, third, and fourth building because the project actually does close on time and on budget, and tenant calls actually do stay under control. License #749551, $1M general liability, full workers comp, OC Platinum Preferred since 2008.
Our approach
How we approach multi-family replacements.
Per-door capex calculation
We deliver pricing both as a total project number and as a cost-per-door figure. That second number is what your investor letter, reserve study, and underwriting model actually need. We benchmark against comparable Central Valley properties so you know if your scope is in line.
Tenant comms package
You get a written communication plan, a draft 14-day notice in English and Spanish, FAQ language for your leasing office, and a single project manager phone number tenants and your property manager can call. We handle the calls so you do not have to.
Lease compliance review
Before mobilization we review your standard lease for noise hours, balcony access provisions, and 24-hour notice requirements. If your lease says quiet hours start at 8pm, we are off the roof at 7:45. If it requires 24 hours' notice for balcony access, we deliver 48.
Phased install execution
We sequence buildings to minimize impact on leasing velocity. Vacant units get prioritized so they hit market with fresh roofs. Move-in dates get protected. Showings get scheduled around our work, not the other way around.
Get started
Ready for your portfolio's roof estimate?
Free portfolio walk-through. Per-door pricing. Written capex report within 5 business days. Zero obligation.
Or call (209) 668-6222 · License #749551
Related services
Services that pair with multi-family roofing.
Commercial Roofing
For mixed-use podiums, ground-floor retail, and properties with TPO or modified bitumen low-slope sections. Free commercial inspections.
Property Management Maintenance
Quarterly and bi-annual maintenance programs. We register every visit, photograph every issue, and protect your manufacturer warranty across the whole portfolio.
Emergency Roof Repair
24/7 response for active leaks. Tarp-and-protect within 4 hours. Same-day documentation for habitability and insurance claims.
Read before you decide
Read before you decide.
Three things every apartment owner should understand before signing a multi-family roof contract.
Tenant rights and CA Civil Code 1941.1
California habitability law requires landlords to maintain "weatherproofing" — including the roof. A documented active leak with a delayed repair becomes legal exposure fast. Document every tenant leak call in writing, schedule the repair within 30 days, and keep photos. Our claim documentation guide covers the paper trail.
Lease provisions about access and noise
Your standard lease almost certainly defines quiet hours, balcony access notice, and parking. Read those clauses before scheduling work. A contractor who breaches them creates lease-violation exposure for you, not them. We review your lease as part of mobilization.
CapEx vs OpEx classification
Full roof replacements are typically capitalized and depreciated. Routine repairs may qualify as OpEx under IRS safe harbors. The classification affects your tax basis, depreciation schedule, and 1031 exchange planning. We provide line-item proposals so your CPA can categorize. We are not tax advisors.
When to call
When to call us for your multi-family roof.
Most apartment owners call us in one of four moments. Each gets a different scope.
- Pre-acquisition diligence. You are under contract on a 40-unit building and need a roof condition report inside the inspection period. We turn these in 48-72 hours with photos, remaining-life estimates, and replacement cost ranges your underwriter can plug in.
- Annual capex planning. Q4 budget season. You need replacement cost estimates for buildings flagged in last year's reserve study. We deliver written per-door pricing your asset manager can drop into the model.
- Active leak emergency. A tenant called in a leak this morning. We dispatch a tarp crew within 4 hours, document for insurance, and follow up with a permanent repair scope by end of week.
- End-of-hold disposition. You are listing the property and the buyer's inspector flagged the roof. We provide a written replacement quote and timeline so you can negotiate the credit or schedule the work pre-close.
Whatever the trigger, the first call is free, and the written report is yours to keep regardless of whether you hire us. Reach the multi-family team directly at (209) 668-6222.
Materials & systems
Materials & systems for apartment buildings.
We match the system to the building type, your hold period, and the climate. Most Central Valley garden-style complexes get a hybrid: asphalt or tile on pitched roofs, TPO or modified bitumen on flat carport and clubhouse sections.
TPO (Thermoplastic Polyolefin)
Highly reflective white membrane. Ideal for low-slope apartment buildings, carports, and clubhouses where Title 24 cool-roof compliance and summer cooling costs matter. 20-30 year NDL warranties. Heat-welded seams.
Modified Bitumen
Multi-layer asphalt system with strong puncture resistance. Excellent choice for buildings with rooftop HVAC, foot traffic, or solar. 15-20 year service life. Self-adhered or torch-applied.
EPDM (Rubber)
Proven 50-year track record on low-slope multi-family. Cost-efficient for large flat areas. Very low maintenance. Good fit for mid-Hold portfolios where reliability matters more than reflectivity.
Asphalt for low-rise
For 2-3 story garden-style apartments with pitched roofs, architectural asphalt shingles deliver the best price-per-door. GAF Timberline HDZ with Golden Pledge warranty is our default spec.
Compare options on our dedicated flat roofing, metal roofing, and tile roofing pages. For sloped buildings, see roof replacement.
Process & timeline
What to expect — our multi-family roofing process.
Portfolio inspection & capex report
We walk every building, drone every roof, and core-sample suspect low-slope sections. Within 5 business days you receive a written roof asset report covering remaining useful life, deck condition, ventilation, and code gaps. Per-building replacement budgets included.
Tenant communication plan
14-day, 7-day, and day-before notices delivered in English and Spanish. We coordinate with your property manager on quiet hours, balcony access, and pet/vehicle protection. Our project manager becomes the single tenant point-of-contact.
Phased mobilization
Crews sequence work building-by-building. We protect cars with tarps, balconies with plywood, and walkways with cones. Materials stage off lease-paths and away from tenant entries.
Tear-off and dry-in same day
We strip the existing roof and dry-in with synthetic underlayment before crews leave the site. No tenant ever sleeps under an open roof. Active weather forecast triggers a hold-the-line stop.
Install new system & flashings
Shingles, TPO, or modified bitumen installed to manufacturer spec. Re-flash all penetrations, valleys, and parapet walls. Upgrade ventilation to current code. Photograph every detail for your warranty file.
Final walk, magnetic sweep & warranty register
Walk every roof with the owner or property manager. Magnetic sweep all common areas, parking lots, and tenant patios. Register manufacturer warranty within 30 days. Deliver transferable workmanship warranty with the close-out package.
Typical 60-unit complex: 14-21 working days. Larger portfolios are scheduled across 2-4 month windows to align with leasing seasons. Read the full inspection process guide.
Cost
Multi-family roofing cost in California.
Multi-family pricing is most useful expressed per door. That number plugs into your underwriting model and reserve study directly.
- Asphalt re-roof, 2-3 story garden-style: $1,800-$3,800 per door. A 60-unit complex usually lands $108,000-$228,000.
- TPO low-slope, mid-rise apartment: $3,500-$6,500 per door. A 100-unit mid-rise commonly runs $350,000-$650,000.
- Modified bitumen on carport & clubhouse: $8-$15 per square foot. Typical 12,000 sq ft carport project: $95,000-$180,000.
- Title 24 cool-roof upgrade: $0.40-$1.20 per square foot incremental. Often pays back in HVAC savings within 4-7 years.
- Tile re-roof, premium garden-style: $4,500-$8,500 per door. Concrete tile, 50-year material life.
We provide flat-bid pricing per building and per door, accept commercial financing through approved lenders, and structure progress payments to align with phased install milestones. Use our roofing cost calculator for a fast preliminary number, or read the full Central Valley roofing cost guide.
Reviews
Why apartment owners choose us.
★4.9 from 127 verified Google reviews
"We re-roofed a 96-unit garden-style complex with Econo over six weeks. Zero tenant relocations, zero habitability complaints, and the per-door number matched the proposal exactly. Mario's team handled the bilingual notices for us."
"As a syndication GP I needed a written capex report that my LPs could review. Econo turned it around in four business days for a 240-door asset and stayed accurate to within 3% on the actual install. Re-hired them on building two."
"Our property manager was nervous about disruption on a 48-unit building during peak leasing. Econo phased the work around our showings, swept the parking lot every night, and we leased two new units while crews were on site."
A note from Mario
Talk to Mario's team in 30 seconds.
"Apartment owners measure roof projects in dollars per door and days of disruption. We've roofed apartment communities from 8-unit walk-ups to 240-unit garden-style complexes across the Central Valley. Every project gets a tenant communication plan, evening/weekend work options, and a phased install schedule designed to keep your building leased and your NOI protected."
Local pages
Multi-family roofing by city.
Multi-family roofing in Modesto →
Apartment buildings, townhomes, and rental complexes — same phased-install discipline, with the owner of record as the buyer.
Multi-family roofing in Stockton →
Apartment buildings, townhomes, and rental complexes — same phased-install discipline, with the owner of record as the buyer.
Multi-family roofing in Sacramento →
Apartment buildings, townhomes, and rental complexes — same phased-install discipline, with the owner of record as the buyer.