Apartment & Condo Roof Repair, Cleaning and Replacement — Portland & Vancouver Metro
Pitched asphalt shingle and concrete tile roofs on multi-family properties. Most contractors serving apartments and condos are flat-roof shops. Most shingle contractors won’t take a property this size. We do both, with our own W2 crews, and we’ve never subcontracted a job since 2004.
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What kinds of multi-family roofs do you work on?
Northwest Roof Maintenance works pitched asphalt shingle and concrete tile roofs on apartment complexes, condominium communities, and townhome developments throughout the Portland and Vancouver metro. Single buildings, garden-style complexes, and multi-building properties handled in stages.
We work on:
Pitched asphalt shingle roofs
Concrete tile roofs
Roof cleaning and moss removal
Sectional repair, flashing, valleys, underlayment
Full replacement, staged by building
We don’t work on:
Flat or low-slope systems — TPO, torch-down, modified bitumen
Metal roofing
Cedar shake
Roof overlays
If your property is flat or low-slope, we’re the wrong contractor and we’ll tell you on the first call rather than after a site visit.
Why do pitched multi-family roofs get neglected?
Because they fall between two kinds of contractors, and neither one really wants the work.
Commercial roofing companies serving apartments and condos are built around flat and low-slope systems. That’s where their volume is and where their crews are trained. Pitched shingle and tile sits outside their normal scope, so they decline it or subcontract it out.
Residential shingle contractors are set up for one house at a time. A twelve-building complex doesn’t fit their scheduling, their crew size, or their estimating process, so they pass.
The result is that garden-style complexes and townhome communities with ordinary pitched roofs get quoted by contractors who don’t want the job, or don’t get quoted at all. Maintenance gets deferred until the conversation has moved from repair to full replacement across every building at once — and by then it’s a special assessment rather than a budget line.
What's different about tile roofs on condo communities?
The tile is almost always fine — it’s the underlayment beneath it that has failed. Most tile in the Portland metro is concrete tile installed in the 1980s and 90s, and a large share of it went onto condominium and townhome developments built in that era. Those roofs have now reached the point where the tile is still serviceable and the waterproofing under it is not.
Concrete tile routinely lasts fifty years. The felt underlayment, valley metal, and flashing beneath it were built to last about half that.
That distinction matters far more at scale than on a single house. Sectional underlayment replacement, valley rebuilds, and ridge and hip re-bedding keep the existing tile on the roof. Tearing off and replacing tile across an entire community costs an order of magnitude more and usually isn’t warranted by the condition.
Very few contractors in this market work tile at all. Fewer still will take it on across a multi-building property.
How do you handle a property too large to reroof at once?
In stages, sequenced by condition and planned around your budget cycle. We don’t ask a board or an owner to fund every roof on a complex in a single year, because the condition rarely justifies it.
Buildings on the same property don’t fail at the same rate. They were roofed at the same time, but exposure, tree cover, slope orientation, and whatever the original crew did differently on building four all produce a real range of conditions across one complex.
We inspect every building and report by building. You get a condition report broken out building by building with photo documentation — not a single number for the whole property. Some buildings need replacement. Some need sectional repair. Some need cleaning and nothing else.
That report becomes the sequence. Buildings actively taking on water go first. Buildings with serviceable roofs get maintenance and move into later phases. The plan spreads cost across fiscal years, aligns with reserve planning, and avoids the emergency assessment that deferred maintenance eventually forces.
Work stays contained. Building by building means disruption hits one section of the property at a time rather than the whole complex at once.
Who actually does the work?
Our own W2 crews. Northwest Roof Maintenance has never subcontracted a roof since we started in 2004.
On a multi-family property that matters more than it does on a house. A subcontracted crew rotates — different people, different standards, different accountability from building to building across a phased project that may run two or three years. Ours don’t.
It also changes what we’re able to recommend. A crew that only installs replacements has one answer available to it, and on a property where half the buildings have twenty years of life left, that answer is expensive and wrong.
Standalone repairs carry a 2-year labor warranty. Full replacements carry a 14-year labor warranty. Inspections are free and every one comes with photo documentation.
Why does ventilation matter more on a multi-family property?
Because a ventilation defect on a complex isn’t one roof’s problem — it’s the same defect on every building. These properties were built to one set of plans by one crew, so if the ridge venting was undersized or the soffit intake got blocked, it happened on all of them, and the failures arrive on the same timeline.
When air can’t move from soffit to ridge, warm moist air from the units below condenses on the underside of the sheathing. It looks like a leak but isn’t one. Sheathing softens, insulation mats down and stops working, and shingles fail years before their rated life.
Nobody catches it because nobody’s looking — attic access on these buildings is limited and rarely inspected until something visible goes wrong. We check the attic side where access allows, because putting new shingles over a ventilation problem buys you a roof that fails early and a moisture problem you’ve sealed in.
The fix is cheapest during a reroof, when the deck is already open. On a phased property that means it gets corrected building by building as each phase comes up. If we find it on a building that isn’t due yet, we’ll tell you and price it separately — some of them shouldn’t wait.
Our Services
Scheduled inspections and tune-ups across every building on the property — loose tabs, worn flashing, early moss growth caught before they become leaks. This is the core of what we do, and on a multi-family property it’s what keeps a budget line from becoming a special assessment.
Targeted repairs on shingle and tile: resealed flashing, replaced tabs, valley and underlayment work, leak diagnosis. Done by technicians who work for us directly, not a subcontractor — the same crew from building four to building twelve.
Soft, tool-only removal of moss, needles, and debris. Never pressure washing, which strips granules and can void manufacturer warranties. On a large property, cleaning is often the difference between a roof that lasts and one that fails early.
For roofs genuinely past the point repair can help, full tear-off replacement backed by a 14-year labor warranty and Malarkey Certified Pro Contractor installation. Staged building by building on larger properties. See our full roof replacement page for details.
What Makes Us Different
We’re not a franchise and we don’t subcontract. Every technician who sets foot on your roof is background-checked, trained, and works for us directly — not a crew we hired out for the day. We’ve been doing this in Clark County since 2004, and our approach has always been the same: tell homeowners the truth about what their roof needs, whether that’s a $30 fix or a full replacement, and let the honesty speak for itself.
That’s earned us 4.9 Rating and 700+ reviews and an A+ BBB rating — and it’s why we’re careful never to recommend more than a roof actually needs. Every visit, from a routine cleaning to a full inspection, includes photo documentation, so you can see exactly what our crew found and what was done, without having to take our word for it.
Serving Vancouver and Portland Metro Area
We work multi-family properties on both sides of the river. In Washington that includes Vancouver, Salmon Creek, Hazel Dell, Battle Ground, Ridgefield, Camas, Washougal, Brush Prairie, Orchards, and Felida. In Oregon it includes Portland, Gresham, Happy Valley, Clackamas, Milwaukie, Beaverton, Tigard, Lake Oswego, West Linn, and Wilsonville.
Our shop is in Vancouver, which puts most of the metro within a short drive — that matters on phased work, where crews are returning to the same property across weeks or seasons rather than making a single trip.
If you manage properties in more than one city, we can inspect and sequence them together. Tell us what’s in your portfolio when you reach out and we’ll plan the visit around it.
Apartment and Condo Roofing FAQ
Do you work on apartment complexes and condo buildings, or just houses?
Both. Northwest Roof Maintenance works pitched asphalt shingle and concrete tile roofs on apartment complexes, condominium communities, and townhome developments across the Portland and Vancouver metro — single buildings through multi-building properties. Larger properties are staged building by building rather than done all at once. We do not work on flat or low-slope systems.
Do you do flat or low-slope roofing?
Not as a primary system. We work pitched asphalt shingle and concrete tile, and we handle small low-slope sections — entry canopies, walkway covers, dormer transitions, small porch and balcony decks — using a granulated self-adhered system. That covers the low-slope details that show up on otherwise pitched multi-family buildings.
What we don’t take on is full low-slope roofs or large flat areas. If your property has substantial TPO, torch-down, or modified bitumen sections, you’ll need a low-slope contractor for those. We’ll tell you which category you’re in on the first call rather than after a site visit.
How do you handle a property too large to reroof in one year?
In stages, sequenced by condition. We inspect every building and give you a condition report broken out building by building, then build a phase plan from it. Buildings actively taking on water go first. Buildings with serviceable roofs get maintenance and move into later phases. That spreads cost across fiscal years and keeps disruption contained to one section of the property at a time.
Why does the tile on our condo community keep leaking when the tile looks fine?
Because the tile isn’t what waterproofs the roof — the underlayment beneath it is, and on most Portland-area communities that underlayment has reached the end of its life. Concrete tile routinely lasts fifty years. The felt, valley metal, and flashing under it were built to last about half that. Most tile-roofed condo and townhome developments in this metro went up in the 1980s and 90s, which puts them right at that point now. Sectional underlayment replacement keeps the existing tile on the roof and costs a fraction of a full tear-off.
Why does the tile on our condo community keep leaking when the tile looks fine?
Can you repair instead of replacing every roof on the property?
Usually, and at scale the savings compound. Buildings on the same complex were roofed at the same time but they don’t fail at the same rate — exposure, tree cover, and slope orientation produce a real range of conditions across one property. Most properties we inspect have a mix: a few buildings genuinely finished, several needing sectional repair, and some that need cleaning and nothing else.
Do you work with property managers, HOA boards, or owners directly?
All three. The documentation is built for it — photo condition reports broken out by building, so a manager can take it to a board and a board can take it to owners without translating anything first. Boards also use those reports for reserve planning.
Can you work around tenants and occupied units?
Yes, that’s the normal condition on this work. Staging building by building keeps activity contained to one section of the property, and we coordinate scheduling with management ahead of each phase so notices can go out on your timeline.
Do you subcontract crews on large properties?
No. Every job is done by our own W2 crews, and we have never subcontracted a roof since we started in 2004. On a phased project that may run two or three years, that means the same standards from the first building to the last rather than a rotating cast of subs.
What warranty comes with the work?
Set item 1 open on load. Two open items from earlier still stand: no cost question in the set, and question 7 assumes management handles tenant notices rather than you.
