Roof maintenance is one of the simplest and lowest cost ways a strata corporation can protect its most expensive asset. Surprisingly, it’s one of the most neglected. Too often, roofs are treated as a “set it and forget it” system until a leak happens. By that point, the damage is usually expensive. Much more expensive than the regular maintenance that may have prevented the damage in the first place.
Kim Wallace of Design Roofing recently detailed why proactive roof maintenance matters, how small defects turn into massive losses, and why choosing qualified, safety focused roofing contractors is critical for strata properties. The message was clear. A little planning and the right partner can be the difference between a five-minute fix and a two hundred thousand dollar repair.
Meet Design Roofing
Design Roofing is a family-owned roofing contractor that has served the Lower Mainland since 1984. Now run by Kim and her father, the company operates a large fleet of red service trucks out of Port Coquitlam and focuses heavily on service and maintenance for strata, commercial, industrial, and institutional buildings.
One detail that stood out is continuity. Design Roofing still employs its very first employee, a rarity in the trades and a strong indicator of experience and stability. That depth of knowledge matters when you are responsible for roofs that protect millions of dollars in property value.
Why Roofs Are Not “Set and Forget”
Kim compared roofs to cars, a comparison most homeowners immediately understand. No one buys a new car and expects it to run for decades without oil changes, inspections, and routine care. Yet many strata corporations assume a roof needs little attention, especially if it is relatively new.
What many people call a “new” roof may, shockingly, already be ten years old. Without maintenance, a roof that should last twenty-five to thirty years may fail closer to fifteen. With proper annual care, that same roof can often last thirty or, in some cases, even thirty-five years.
From a financial perspective, this is significant. Roofs typically represent only five to seven percent of a building’s total capital cost, yet they protect one hundred percent of it. Extending roof life by even five years gives owners more time to build reserve funds and avoids premature special levies.
Insurance, Budgeting, and Records Matter More Than Ever
One trend Design Roofing is seeing more frequently is insurers refusing to renew coverage when there is no evidence of regular roof maintenance. This is especially common for older systems like torch on and gravel roofs, as well as some newer buildings constructed with lower cost liquid membranes that have shorter life expectancies.
Insurance companies want proof that a building is being cared for. Written maintenance records are no longer optional. To support this, Design Roofing provides detailed written reports for every job, regardless of size. Whether the invoice is five hundred dollars or five hundred thousand, the building receives documentation showing what was done, when it was done, and what was observed.
From a governance perspective, this continuity is critical. Councils and property managers change over time. Without records, maintenance is easily forgotten or deferred. Making roof maintenance a dedicated budget line item, rather than burying it under general exterior expenses, helps ensure the work happens year after year.
Small Defects Can Have Big Consequences
One of the most striking examples Kim shared involved a commercial building where a tiny hole at a roof penetration led to a full building flood. The repair itself would have taken less than five minutes during routine maintenance. Instead, water found its way inside and caused approximately two hundred thousand dollars in damage.
Water will always take the path of least resistance. Blocked drains, deteriorated membranes, and poorly sealed penetrations give it plenty of opportunities. Slow leaks are particularly dangerous because they often go unnoticed. A faint ceiling stain may be the only visible sign while structural components quietly rot, or mold develops out of sight.
At certain times of year, what residents assume is condensation can indicate ventilation or drainage issues that require a qualified roofer. This is not work for a handyman with a ladder. Diagnosing roof problems properly requires training, experience, and safe access.
Common Roof Maintenance Myths
There are several roof related myths that frequently lead strata corporations into trouble.
The first is the belief that if a roof is not leaking, it does not need maintenance. Many roof issues are invisible from the ground and show up long before water enters the building. Maintenance is about prevention, not reaction.
Another myth is that roofing is unskilled labor. Roofing is a Red Seal trade. A technician completes years of field training and formal education to learn correct detailing, penetration heights, drainage design, and system specific standards.
A related misconception is that a building caretaker or council member can handle roof work. Beyond technical skill, roof access requires fall protection training and strict safety procedures. WorkSafeBC enforcement has increased for good reason. No one should be on a roof without proper equipment and a documented safety plan.
Drainage is also often misunderstood. Drains and gutters are part of the roofing system. During a recent snow followed by rain event, the number one cause of leaks was blocked drains. Water levels rose until they found a way into buildings.
Finally, many people assume leaks show up directly below the problem. In reality, water can travel long distances along framing and slopes. Effective leak investigation requires methodical diagnosis, not simply applying sealant above a stain.
Why Qualified Roofers Matter
Kim emphasized that anyone with a pickup truck can call themselves a roofer. That does not mean they are qualified, insured, or likely to still be in business next year.
Design Roofing is a member of the Roofing Contractors Association of British Columbia, undergoes an annual report card, and was an early COR safety member. These credentials provide assurance that the company meets industry standards for quality, safety, and insurance.
In one current case, a strata chose the cheapest bid for a new roof. The contractor failed to complete the project, went out of business, and left the building with multiple leaks. Design Roofing is now assisting with remediation at significant additional cost to the owners.
To help councils avoid this outcome, Design Roofing has developed a checklist covering insurance, safety programs, training, emergency response, and service capacity. Asking these questions upfront protects the building and the people who live in it.
Safety Is Not Optional
Roof work is inherently dangerous. Fall protection is non-negotiable. For sloped roofs, temporary anchors are often installed and removed after work is complete. For some repairs, scaffolding or lifts are the only safe option, even if the repair itself is quick.
Kim explained that Design Roofing follows the hierarchy of fall protection and will redesign its work plan if technicians feel unsafe. That may mean additional equipment, more time, or higher cost, but it prevents serious injury or worse. Quotes that seem too good to be true often ignore these realities.
Practical Steps for Strata Councils
For councils and property managers looking to protect their roofs, Kim offered several practical recommendations.
Schedule at least annual maintenance. For large complexes or buildings surrounded by trees, semi-annual visits may be appropriate. Some manufacturers even recommend twice yearly inspections to maintain warranty coverage.
Use phasing for large sites. If a property has many buildings, it may not be realistic to maintain all of them every year. Phasing work across multiple years is far better than doing nothing.
Budget and document. Create a dedicated roof maintenance line item and ensure every visit generates a written report that is stored with building records.
Compare quotes by scope, not price. Look for quantities and details so you can see whether one proposal is simply under scoping the work.
Call the roofer first when leaks occur. Restoration companies handle interior damage, but they are not roof specialists. An existing maintenance relationship makes it faster to address the root cause.
Next Steps for Your Building
Design Roofing offers complimentary roof assessments that provide an up-to-date condition report at no charge. For councils worried about what they might find, understanding reality is far better than being surprised later.
Even if a building can only afford inspections and basic drain clearing each year, doing something with a qualified roofer is far better than doing nothing. Proactive roof maintenance protects property values, supports insurance coverage, and gives owners peace of mind.
When it comes to strata roof care, action almost always costs less than inaction.