Roofing Expert Weighs In on the Challenge of Repairing Multi-family Property

Multi-family roofing repair projects present a unique set of challenges. From replacing hail storm-damaged roofs to turning rejected claims into success stories, here's the approach industry leaders like Brookens Construction take.

Repairing the damaged roof of a single home is an undertaking in and of itself, but projects on multi-family property are an entirely different animal. The high costs make it difficult for property owners and condo associations to get what's rightfully due from their insurer—and the process of coordinating repairs on a building with multiple inhabitants takes diligent communication and coordination.

For people with multi-family properties in the Midwest, these concerns sit at the top of their minds.

Just this July 2023, thousands of people in and around Wisconsin woke up to witness fallen trees, tennis ball-sized hail, and strong winds that left them heaving hefty sighs as power outages plagued 4,000 people in the Madison area alone.

And that's not the worst part; according to the National Oceanic and Atmospheric Administration (NOAA), "hailstorms cause an average of $1 billion in damages to property each year, making them the most detrimental weather events in the United States."

"Most of the roofs we replace are hail-damaged roofs, but what's interesting is that even if it is hit with a three-inch hailstone, the roof doesn't always show signs of leaking right away," explains Aaron Brookens, the co-owner of roofing royalty Brookens Construction.

Varying in size from small pellets to large chunks of ice, hailstones can cause significant injury to roofs, windows, and exterior surfaces, leading to dents and cracks and leaving property owners deeply worried about their apartments or condo complexes.

And like the professionals state, if left unchecked, the effects of hail damage can worsen over time, potentially leading to leaks, mold growth, and other water damage that can compromise the safety and comfort of your residents.

The biggest challenge for multi-family property owners is insurance claims, which can be complex and time-consuming. Many owners file a claim with an insurance company, rip open the letter a few weeks later, and, to their dismay, find the bolded word denied staring back at them.

It's not uncommon for insurers to deny claims, leaving the property owners to foot the bill for repairs and replacements. This is especially true in the multi-family world. Projects at this scale are costly: most insurers don't go down without a fight.

"The bigger the claim, the more likely it is to become denied," adds Aaron Brookens. "The significance of the damage doesn't even matter on those big claims. It can be smoked with hail with obvious evidence everywhere, but they will make you fight for it."

What typically ensues is a war of attrition, where the insurer drags their feet until the property owner gives up and pays out-of-pocket for the repairs. But when owners keep at it, bringing detailed damaged reports and a willingness to fight to the table, they can get the payout they deserve.

He adds, "The good news is that we haven't lost one of those yet. We'll take them through that process and ensure everything's approved."

The next thing on an owner of a multi-family property's mind is the deductible.

"The critical thing to note is that while the condo association owns the policy on the units' exteriors, the individual owner has their own condo owner's policy on the interiors and contents. But there is an add-on called loss assessment coverage that, through their individual owner's policy, covers the deductible," shares Aaron Brookens.

"For example, there's a hail claim on all the roofs, and it's $1.5million, and there's $5,000 per building deductible—that $5,000 portion the owner is responsible for is typically covered through loss assessment coverage through their individual owner's policies, and that is huge."

Replacing roofs on large buildings is a massive undertaking requiring a high level of coordination and efficiency to ensure the project is completed within budget and on time, making communication a critical asset.

After all, it's crucial to keep the residents informed about the progress of the work and any disruptions that may occur.

With over ten years of industry experience as Wisconsin's most reliable roofing contractor specializing in roof replacement and gutters, the company's leaders are ready to tackle any challenge. "Last summer, we had 17 crews working on a project, and we managed to complete 50 roofs in just one week," shares operations manager and co-owner Brandon Allen.

In their joint venture, Brookens Construction, the brothers understand that every association is unique and has its way of doing things. Some associations prefer to go through their project management company for everything. Others might provide them with a list of contact information for every owner and ask the team to coordinate with each one individually.

He adds, no matter what, "Our approach is custom-tailored to meet the unique needs of each association while providing a professional and streamlined experience for our clients."

With communication as one of their core values (which comes into play when working on those more significant projects), the team is proud to operate in Madison and multiple areas, including Fox Valley and Milwaukee.

And their immense success stories have not gone unnoticed. Brookens Construction's impressive growth has earned it number 1372 on the 2023 Inc 5000 list of the fastest-growing companies in 2023.

For more information on overcoming any multi-family property challenges claims, or if you are looking for experts in Madison, Fox Valley, and Milwaukee to inspect your residents' roofs, visit their website here.