Portfolio condition survey
Every roof in the portfolio surveyed by drone and infrared, ranked maintain / restore / replace with a cost range per building. The baseline for the capital plan.
For property managers and commercial real estate brokers
One roofer for the whole portfolio, who answers when the tenant calls
You oversee many buildings and meet many roof problems. What you need is one contractor who knows every roof in the portfolio, inspects them on a schedule, answers emergencies at any hour, and reports in a form your owners can read. That is the relationship we build with managers across North and Central New Jersey.
- One contactfor roofs, facades, gutters and waterproofing
- 24/7a live roofer answers, any building, any hour
- Per-building filecondition, history, photos, warranty
- BOMA · NJAA · POANJactive member associations
- Exterior Services Since 1990
- 30M+ sq ft of Roofing & Exteriors Installed
- 25,000+ Satisfied Clients
- A Legacy of Giving: $1.5M+ Donated
The program
What a portfolio relationship with us looks like
Roof damage in Bergen, Essex and Hudson counties comes from storms, hail, ice, falling branches and plain sunlight, and the older the roof the more likely the leak. Managers who stay ahead of it spend less and hear from tenants less. Six parts, each of them optional, all of them documented.
Maintenance plan per building
Quarterly, semi-annual or annual visits matched to each roof's age and penetrations; small repairs done on the visit; a set fee per visit so the budget holds.
24/7 emergency line
A live roofer answers at 2 a.m. or on a holiday, the crew is dispatched to the building, the roof is made watertight and the damage photographed for the claim.
Tenant communication
Notices written for you to send, a number tenants can call, work scheduled around their hours, the site clean every evening.
Reporting your owners can read
A report with photos after every visit and every job, a per-building file with history and warranties, and a yearly portfolio summary for the owner meeting.
The whole exterior
Facades, stucco and brick, tuck pointing and waterproofing, gutters, skylights, pressure washing and painting by the same company: one vendor, one certificate of insurance.
A manager's roof checklist
What to look for between our visits
From our guide for property managers in Bergen County: the habits that keep a roof out of the emergency column.
Trim trees back six feet from the roof
Wind-whipped branches scratch shingles and tear flat-roof membranes, and overhanging trees drop the leaves, buds and pollen that hold moisture on the roof. Cut limbs back at least six feet.
Protects siding tooKeep the roof clear of debris leaves, twigs, blossoms
Debris holds water against the surface until it freezes and damages the membrane or the shingles. Clear it, especially in the fall and after storms.
Part of every maintenance visitClean gutters, drains and downspouts before winter
A clogged drain freezes, ice works under the membrane, and an ice dam forms. Falling ice from a dam can injure someone and expose you to a lawsuit. Keep the water moving.
The primary cause of ice damsKnow the signs of trouble and call early
Missing, damaged or discolored shingles; shingles on the ground; a cracked or brittle membrane; water puddling on a flat roof; a stain on a top-floor ceiling. Minor damage is repaired affordably if you act promptly.
Small now, expensive laterRestore before you replace 5 to 20 more years
Replacement is expensive and invasive: weeks of workers through the building. A restoration returns an existing roof to like-new condition with a coating system, keeps it leak-free for 5 to 20 years, and costs 60 to 70% less.
Mod-bit, EPDM, TPO, PVC, metalHave the roofs inspected and build the relationship
A manager with many buildings meets many roof problems. Develop a relationship with one roofing company that knows your portfolio, so every call starts from the file, not from scratch.
That is the whole point of this page
Seasons
Winter preparation and spring recovery, on the calendar
New Jersey roofs fail in the freeze-thaw cycle: water gets in as rain, expands as ice, and the seam that was fine in October is open in February. A portfolio runs on two scheduled visits and one emergency line.
- 01Fall: prepareDrains, scuppers and gutters cleared; seams, flashings and sealants checked; walkway pads and snow guards in place; heat-trace where it exists tested.
- 02Winter: respondSnow load and ice dam calls answered 24/7; emergency repairs and snow removal from flat roofs; photos for the insurer the same day.
- 03Spring: recoverEvery roof inspected after the thaw; winter damage repaired while it is small; restoration jobs scheduled for the warm months.
- 04Summer: investCoatings, replacements and facade work done in the season the manufacturers specify, phased around tenants and events.
Every building type in the portfolio
One standard across very different roofs
A manager's portfolio mixes a strip mall, two apartment buildings, an office and a church hall. Each has its own page here; all of them get the same crew standards and the same report.
Why Roof4Roof
The contractor property managers keep on speed dial
A manager is judged on response time and on surprises avoided. Four things we do on every job for a managed building that most crews do not:
- Three layers of supervisionA certified foreman on the roof, a production supervisor who visits at least three times during the job, and a full-time production manager who owns every step.
- Live quality checks every 2 to 3 hoursVideo calls from the roof, so seams, flashings and drains are reviewed as they are built, not after.
- 96% on time and on budgetAnd when a concealed structural issue changes that, you hear about it the day it is found, with photos, not at the invoice.
- The owners' direct line on every documentIssues answered within 48 hours, most within 24. The owners' contact details are printed on every proposal and invoice.
And a share of every roof funds a roof for a family in need, through our One4One program, which we also took to the NJ BOMA donation drive: 40 bags of clothing and $1,000 of groceries delivered to families in Wyckoff.
Associations
Where we meet the managers we work for
Active members of the Building Owners and Managers Association, the New Jersey Apartment Association and the Property Owners Association of New Jersey, which keeps our practices current and our paperwork the way your owners expect it.
Our commercial work
Managed buildings we finished, on the map and in photos
Real jobs from our records, commercial projects only. Tap a pin for the details; the documented ones have their own page with every photo.
Case studyLeak Repair After Billboard Removal, Newark Landmark Property
Raymond Blvd, Newark, NJ 07105
Case studyFully Adhered EPDM Commercial Roof, Township of Washington
Pascack Rd, Township of Washington, NJ 07676
Case studyMulti-Building Commercial Roof Replacement, Princeton
Princeton, NJ 08542
Case studyApartment Building Roof Replacement, Fort Lee
Fort Lee, NJ 07024
Case studyHotel Roof Re-Framing After Rotten Plywood, Hyatt Place Whippany
Ridgedale Ave, Whippany, NJ 07981
Case studyAssisted Living Facility Flat Roof Coating, West Orange
Eagle Rock Ave, West Orange, NJ 07052
Getting started
How a portfolio relationship starts
Step 01
01Survey the portfolio
Every roof by drone and infrared, a file opened per building, a ranked list with cost ranges. The baseline for everything that follows.
Step 02
02Agree the plan
Maintenance schedule per building, the emergency protocol, who gets which report, and the capital items for this year and next. In writing.
Step 03
03Run the visits
Scheduled inspections and small repairs, a report with photos after each, emergencies answered 24/7 from the file we already have.
Step 04
04Report to the owners
A yearly summary per building: condition, spend, warranties, what is planned. The roofs stop being a surprise line in the budget.
Budget & planning
What a managed portfolio pays
Predictable is the point. Maintenance visits are a set fee; repairs are quoted from the file; capital work is phased to the budget year.
- Maintenance visit
- A set fee per visit for a defined time and materials; excess time or material billed separately and shown on the report
- Portfolio survey
- Free with a maintenance program; stand-alone drone and infrared surveys quoted per portfolio
- Restoration
- Typically 30–50% of a replacement; 60–70% savings on most roofs we see
- Emergency repair
- Time and materials, 1-year workmanship warranty on the repair
Paying for it
Owner approvals, progress billing, one COI
Proposals written for owner sign-off, progress billing per building, certificates of insurance issued per property, and the documentation your owners' accountants need to expense a repair or depreciate a capital improvement.
Financing and payment options →Storm damage across several buildings? One call; we document each roof for its insurer and meet the adjusters.
FAQ
Property managers' questions, answered straight
What managers and brokers ask before they hand us a portfolio.
Have a question not listed here? Call (201) 267-3000 or request a survey.
01How do maintenance plans work?+
Each building gets a schedule, annual, semi-annual, quarterly or monthly, based on its roof type, age and number of penetrations. We charge a set fee for a defined amount of technician time and the materials a visit typically uses; anything beyond that is billed separately and itemized on the report. The goal is peace of mind and no surprises.
02What happens if you find a problem on a maintenance visit?+
Small problems are fixed on the spot and shown in the report. Anything larger is photographed, priced and sent to you the same day for the owner's approval, with a recommendation on urgency.
03Can you handle the whole portfolio, not just one building?+
That is what we prefer. One survey of every roof, one file per building, one maintenance calendar, one emergency number, one yearly summary. Residential, commercial, church, school: all of it under one contractor and one certificate of insurance.
04How fast do you respond to an emergency?+
A live roofer answers at any hour. The crew is mobilized to the size and scope of the emergency, the roof is made watertight, and the damage is photographed for the claim. Rain, snow, hail or holiday.
05How do you handle tenants?+
We write the notice for you to send, give tenants a number that answers, schedule around their hours, protect entrances and parking, and leave the site clean every evening. The manager hears from us before a tenant does.
06What reporting do owners get?+
A report with photos after every visit and every job, a per-building file with history, warranties and documents, and a yearly portfolio summary with condition, spend and what is planned next.
07Are you insured for the larger buildings?+
Licensed and insured in New Jersey, with additional coverage for projects that cost into the millions. Certificates are issued per property before the first visit.
08Where do you work?+
Portfolios across Northern and Central New Jersey, with commercial work statewide; large projects also in Pennsylvania and Connecticut.
Reviews
From the owners and managers we work for
★★★★★
"Roof4Roof was very professional, the employees were courteous and respectful with my property. The job was completed on time. All debris was cleaned and removed from the job site. We would not hesitate to recommend Roof4Roof."
★★★★★
"From start to finish this company handled our cornice renovation with care, precision, and enthusiasm. The crew was punctual and professional and the work they did was meticulous. Roof4Roof is excellent, excellent, excellent!"
★★★★★
"Good quality and good service at a great price. Special thanks go to John, who provided a lot of useful suggestions and made sure the workers did a good job."
Portfolio survey
Start with a ranked list of every roof you manage
Drone and infrared survey per building, a condition report with cost ranges, and a maintenance plan your owners can approve.