Olde Town Commons — restore half, replace half, save the budget

Olde Town Commons is retail below, offices above, and 18,000 sq ft of EPDM on top — half of it installed a decade after the other half. The building's board had a replace-everything bid in hand when they called us for a second opinion. Our core cuts told a split story: the newer west section was sound with dry insulation; the older east section was saturated and done.

So we treated them differently. The east half got full replacement — new insulation, new 60-mil EPDM. The west half got infrared-verified spot repairs and a reinforced silicone restoration coating with a 15-year warranty of its own. Total cost came in 40% under the replacement bid, and both halves are now on the same maintenance and inspection cycle, aging on the same clock.

“The other bid was 'replace it all.' Ridgeline cored the roof, showed us photos of exactly where the moisture was, and saved the association about forty percent. That's who you re-hire.”

— Marcus Feld, HOA Board President, Arvada