🏠 Greenlaw Unit Two
Roof Replacement Information & Special Assessment
Our community roofs are past their expected lifespan and need replacement. After multiple attempts, we are offering clear, factual information and several opportunities to ask questions before the next special assessment vote.
› Why This Matters
The roofs in our community are 25+ years old.
- Asphalt shingle roofs typically last 20–30 years. In the last three years alone, we’ve spent over $28,000 on patch repairs, and leaks are now increasingly frequent. This trend indicates that the roofs have outlived their functional life. Delaying full replacement increases cost, accelerates reserve depletion, and can lead to interior water damage for homeowners.
› What We’ve Tried (History)
The roofs in our community are 25+ years old.
- Two special assessment votes were held — each fell just short of the required approval threshold.
- One CC&R amendment attempt to shift roof responsibility to individual owners also did not pass.
We are now making a third attempt to approve a special assessment with improved communication and outreach so homeowners can make an informed decision.
› Why a Special Assessment
HOA Funding Limitations
Our HOA has lower‑than‑average dues compared to nearby communities — a benefit we’d like to preserve. However, under current CC&Rs and dues structure, there is no way to fund roof replacement from reserves or operating budgets alone.
A special assessment is the only legal path available under our governing documents.
› Cost & Payment Structure
HOA Funding Limitations
Total Estimated Cost: ~ $9,331.29 per unit (reflects ~10% material cost increase since the last proposal)
Why equal assessments?
Our CC&Rs require assessments be levied equally across all lots, regardless of unit size. Because the cost differential between larger and smaller roofs is about 10%, the board feels this is fair and administratively practical.
Payment Plan:
- 4 equal monthly installments of approximately $2,332 beginning in May
- Allows owners more time to budget while completing the project by fall
› Project Benefits
HOA Funding Limitations
- Protects your home from accelerated water damage
- Preserves interior finishes and prevents mold
- Supports insurability and easier resale
- Replaces roofing at scale with contractor pricing benefits
- Avoids more expensive emergency repairs later
› Why Mission Restoration
After soliciting bids from three reputable roofing contractors, the board selected Mission Restoration because:
Competitive pricing
Their bid offered the most cost‑effective total project pricing.
Full scope services
Includes not just shingle replacement, but necessary decking, carpentry, and structural considerations.
Local footprint
A strong presence in Northern Arizona with experience on similar projects.
Warranty protections
Strong materials and labor warranty for the association.
This choice supports quality work and post‑installation reliability.
› Impact on Resale & Insurance
Because roof condition must now be included in mandated HOA disclosures to prospective buyers:
- Some lenders and buyers are asking questions or pushing back
- Some insurers are increasing premiums or declining policies
- Property values can be affected if roofs are left unmanaged
Passing this assessment helps stabilize these issues.
› Common Questions — FAQ
Q: What happens if we don’t replace the roofs?
A: Continued leaks, interior damage, and accelerated repair costs. Roof failure can affect insurance and resale.
Q: Why can’t we spread payments over a longer period?
A: A timely funding schedule is necessary to meet contractor timelines and secure materials without further price increases.
Q: Why does everyone pay the same amount?
A: Our CC&Rs mandate equal levies for community‑wide projects. Though unit sizes differ, the percentage cost impact is minor.
Q: What is required to pass the special assessment?
A: A 2/3 majority of the voting membership.
Q: Where can I get more info?
A: Attend one of our Zoom Q&A sessions, call the board, or visit this site’s FAQ and resource links.
› Engagement Opportunities
Upcoming Zoom Q&A Sessions:
- Date 1: [Link & Time]
- Date 2: [Link & Time]
Phone Outreach:
Board members are reaching out to every homeowner to answer questions.
Contact for More Info:
Melanie Lashlee – HOAMCO
928‑779‑4202 Ext. 1300
mlashlee@hoamco.com
› Ballot & Voting Info
Provide a clear link and instructions for the ballot:
- How to vote
- Deadline (noon on voting day)
- Where ballots are counted
- What materials are included with ballot mailing/email
› Closing — Straight, Respectful, Honest
This is a substantial community decision.
We are asking each homeowner to review the facts, ask questions, and participate by casting a vote. Whether you support the proposal or not, your vote matters and represents your voice in our community’s future.
- How to vote
- Deadline (noon on voting day)
- Where ballots are counted
- What materials are included with ballot mailing/email