Water coming through the ceiling? The emergency line is answered by a person, 24 hours a day, every day of the year — we tarp and make safe first, and estimate in daylight. Call 000-000-0000
The economics here are not close. A maintenance plan costs a few hundred dollars a year. The interior damage from one leak that ran for a season — ceiling, insulation, decorating, sometimes flooring — starts at several thousand before anyone touches the roof itself. And a maintained roof reliably reaches the top of its expected service life rather than the bottom, which on a shingle roof is a difference of eight to ten years on an asset worth fifteen thousand dollars.
What we are really buying you is the small find. A pipe boot that has split. A ridge cap that lifted in March. Two feet of valley metal starting to rust. A drain half-blocked in October. Every one of those is a fifteen-minute job on a maintenance visit and a four-figure repair with interior damage two winters later.
What a maintenance visit covers
Every visit, on a checklist, with photographs. Minor items are put right on the spot at no extra charge.
Gutters and downspouts cleared
Fully, by hand, with the downspouts flushed and proven to run. Not blown off the roof and declared clean.
Valleys, chimney backs and low points cleared
Debris sits where water flows. These are the places it collects and the places it does damage.
Every penetration checked
Pipe boots, vent collars, satellite mounts, conduits. The rubber boot is the shortest-lived thing on the roof and we look at every one, every visit.
Flashing and sealant inspected
Chimneys, walls, skylights, edges. Failed sealant is renewed as part of the visit.
Surface condition assessed
Granule loss, cracking, lifting, blistering, ponding — photographed and tracked over time so you can see whether it is changing or stable.
Drains and scuppers flow-tested
On flat roofs, water actually run to prove the drain takes it.
Attic checked where accessible
Ventilation working, no daylight where there should not be, no damp on the deck.
Minor repairs included
Re-sealing, re-fixing a loose cap, clearing a blockage, tightening a bracket. If it takes minutes and the material is in the van, it is part of the visit.
What you get afterwards
A record, not a phone call. This matters most for boards and managing agents, who have to answer to someone else.
A photographic report
Dated pictures of the whole roof and of anything we found, in plain language.
A condition trend
The same photographs from the same angles each visit, so change is obvious rather than argued about.
A priority list
What needs doing now, what to budget for next year, and what merely wants watching. Separated clearly.
A remaining-life estimate
Our honest view of how long the roof has, updated each year. This is what lets a board plan a reserve instead of discovering a capital cost.
Priority scheduling
Plan holders go to the front of the queue, and there is no call-out charge on an emergency.
A repair discount
10% for homeowners, 15% for multi-family and commercial, on anything arising from an inspection.
Why roofs fail early
Every one of these is preventable and every one of them is cheap to prevent.
Blocked gutters
Water backs up over the drip edge into the fascia and soffit, rots the timber, and freezes there in winter. The most common single cause of avoidable roof damage in Queens.
Debris in valleys
Holds moisture against the roof surface permanently and accelerates wear exactly where the most water flows.
Failed pipe boots
10 to 15 years and they split. On a 25-year roof that means the boot fails twice in the roof's life, and nobody replaces it until it leaks.
Overhanging branches
Abrade the surface in wind, drop debris continuously, and give squirrels a route onto the roof.
Poor attic ventilation
Cooks shingles from below in summer, condenses on the deck in winter. Halves the life of a roof and voids most warranties.
Ponding water on flat roofs
Ages a membrane far faster than anything else and adds real weight. Usually a drainage problem that is cheap to fix and expensive to ignore.
Nobody ever looking
The commonest cause of all. A roof out of sight goes unlooked-at for fifteen years and then presents its entire bill at once.
Questions
Roof Maintenance Plans — the questions we are asked most
Is a roof maintenance plan actually worth it?
On the numbers, comfortably. A plan is a few hundred dollars a year; the interior damage from one leak left running for a season starts in the low thousands before anybody touches the roof. And a maintained shingle roof reaches 25 to 30 years where a neglected one reaches 15 to 18 — that alone is worth several times the cost of the plan.
How often should a roof be inspected?
Twice a year for a pitched residential roof — spring and autumn — and quarterly for a flat roof or any building with rooftop equipment and foot traffic. Add an inspection after any significant storm. Flat roofs need more attention because their drainage is the failure point and drainage blocks.
What is included in a visit, and what costs extra?
Everything on the checklist is included: gutters cleared, debris removed, every penetration and flashing checked, drains flow-tested, a photographic report. Minor repairs are included too — re-sealing, re-fixing a loose cap, clearing a blockage. Anything larger is quoted separately, at your plan discount, and never done without your say-so.
Can you maintain a roof you did not install?
Yes, that is most of our maintenance work. We will do an initial condition survey first so we both start from an honest baseline, and if the roof has problems we will tell you before you commit to a plan rather than discovering them on visit three.
Do you offer plans for co-ops and managing agents?
Yes, and they are written for that audience: quarterly visits, drains and parapets surveyed, certificates of insurance on file, and an annual report with a spend forecast that a board can put straight into its minutes. Multiple buildings on one agreement get a further discount.
Does a maintenance plan affect my manufacturer's warranty?
It helps. Most material warranties require the roof to be maintained and many require documented inspections. A plan gives you exactly the paper trail a manufacturer asks for if you ever need to make a claim — and neglect is the most common reason such claims are refused.
What happens if you find something serious?
You get a call the same day, photographs, and a written quote at your plan discount. Nothing is done beyond making it safe without your approval. If it is genuinely urgent we will say so plainly, and if it can wait until next year's budget we will say that too.
Related
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Seamless gutters, downspouts, leaders and roof drains — because most 'roof leaks' in Queens are water that could not get away.
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Reflective coatings that buy a sound flat roof another decade and cut cooling costs — quoted only after a dry moisture reading.
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Get a roof quote, or call the 24-hour line
Tell us what you are seeing and we will tell you honestly whether it needs somebody tonight or whether it will keep until the morning. Surveys and written quotes are free, and leak diagnostics are $145, credited in full against any repair you approve.