🏠 Greenlaw Unit Two
Roof Replacement Information & Special Assessment

Thank you for visiting. This page has been created as a central resource for homeowners to review important information regarding the upcoming special assessment vote to replace our aged roofs. This is an opportunity to protect and preserve our homes for decades to come while renewing and enhancing the beauty of our community.

Our community’s roofs have aged beyond their expected lifespan. It is critical that we replace them. We wish to give a clear and factual account of the reasoning for replacement, with several opportunities to allow our homeowners to ask questions before the next special assessment vote.

› Why Now

💡The community itself is almost 40 years old, and roofs are approximately 25 years old. Asphalt shingle roofs typically last 20-30 years with several factors affecting the lifespan. Some of those factors are quality of shingles and installation and local weather conditions (like high winds, hail, ice dams—all of which Flagstaff gets).

Over the last 3 years, the HOA has spent in excess of $28K on patch repairs and leaks, which are now increasing in frequency. This trend indicates that the roofs have outlived their functional life. If we delay the replacement, the HOA is looking at a rapid depletion of our reserves due to roof repairs, as well as increased cost by the homeowner for potential repairs due to interior water damage. Delaying the replacement also potentially means a significant increase in the cost to homeowners of the roof replacement due to industry increases of materials and labor costs.

› What We’ve Tried (History)

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

Our HOA has one of the lowest dues compared to other communities—a benefit that we’d like to preserve. Under our current CC&Rs and dues structure, there is no financial ability to fund roof replacements from reserves or operating budget alone, nor can we raise dues more than 5% annually.

A special assessment is the only legal path available under our governing documents.

We have held two special assessment votes —with each falling short of the required approval on the day of the vote (late votes can’t be counted). A CC&R amendment attempt to shift the roof responsibility to individual owners also did not pass.

We are making a third attempt to approve a special assessment, working at improved communication and outreach so each homeowner can make an informed decision.

› Cost & Payment Structure

Total Estimated Cost: ~$8,805 per unit

This is ~$500 less than the last proposal; however ALL the guarantees, material and workmanship are the same!!

Why equal assessments?

Our CC&Rs require that any assessment is imposed equally across all lots, regardless of unit size. The cost differential between larger and smaller roofs is minimal. The cost to homeowners, if it were possible to have each owner replace their own roof, is potentially greater than this per unit cost.

Payment Plan:

As a board we heard homeowners concerns about ability to spread the payments out, especially if the homeowner is not able to find other options through a HELOC, home equity or personal loan.

› Project Benefits

Supports insurability of your home and easier resale (a real problem for several owners right now)
Replaces roofing with contractor pricing benefits due to large scale of project
Avoids expensive emergency repairs that continue to deplete the HOA’s reserves
Protects your home from water damage on exterior (and interior)
Uniformity of color and type of shingles, and guarantees for workmanship and materials

› Why 928 Roofing

Bids were obtained from three reputable roofing contractors. The board has selected 928 Roofing who used to be part of Mission Restoration.

Competitive Pricing
Their new bid still offers the most cost-effective total project pricing

Download Bid Here:

Full Scope Services
Includes not just shingle replacement but a full scope of necessary decking, carpentry , and structural considerations

Local!
A local company with a high level of integrity and experience with roofing

Warranty Protections
Strong materials and labor warranty for our association.

This choice supports quality work and post‑installation reliability.

👁️ Shingle Type and Color Selection
The Shakewood architectural shingle provides a dimensional, upgraded appearance that will elevate the look of every home in our community. Designed with advanced layering and enhanced weather-resistance, GAF’s Timberline HDZ shingles offer excellent durability, improved wind performance, and long-term protection — combining standout aesthetics with trusted strength.

GAF Timberline HDZ® – Shakewood

› Impact on Resale & Insurance

Because roof condition must now be included in mandated HOA disclosures to prospective buyers:

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

In Person:
Thursday March 19 – East Flagstaff Library meeting room (3000 N Fourth Street #5)
Drop in anytime between 6:00 PM and 7:15 PM.
Possible meet-and-greet at White Dove (TBD).

Upcoming Zoom Q&A Sessions:

Date 1 – March 7 at 10 AM

To All Members: The Board will be holding an informal meeting March 7 at 10 AM to answer any questions or concerns you have regarding the roof replacement for Greenlaw Unit Two.

Click the Zoom link below to join the meeting from your computer, tablet, or smartphone.
Join the Zoom Meeting:
https://hoamco.zoom.us/j/82255348366?pwd=x0Ne6jvawt4v6gabjChO7ngpx1ZzYE.1

Meeting ID: 822 5534 8366
Passcode: 705377
Dial number: 1-346-248-7799

Join instructions:
https://hoamco.zoom.us/meetings/82255348366/invitations?signature=8ydrFbaXwZHI5rQbIkW2SxfHyHO4QLw8xk2QTXc7QC4

Date 2 – March 21 at 10 AM

To All Members: The board is holding another Q&A this coming Saturday, March 21st at 10:00am via Zoom to answer any questions you may have regarding the special assessment for replacing the roofs in your community. I have included the Zoom link below for your convenience.

Click the Zoom link below to join the meeting from your computer, tablet, or smartphone.
Join the Zoom Meeting:
https://hoamco.zoom.us/j/82255348366?pwd=x0Ne6jvawt4v6gabjChO7ngpx1ZzYE.1

Meeting ID: 842 3110 0259
Passcode: 192975
Dial number: 1-253-215-8782 US (Tacoma)
Dial number: 1-346 248 7799 US (Houston)

Phone Outreach:
If you’d like to talk one-on-one, just let Melanie know and a board member will be happy to call you.

Contact for More Info:
Melanie Lashlee – HOAMCO
928‑779‑4202 Ext. 1300
mlashlee@hoamco.com

› Vote Now

Click below to download the official absentee ballot:

Download Ballot Here:

Complete and sign the ballot, then return it by email to:

Melanie Lashlee
mlashlee@hoamco.com

Ballots must be received no later than Noon on April 6, 2026 to be counted.

🏠 Greenlaw Unit TwoRoof Replacement Information & Special Assessment