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Robin Meadows HOA 2025 Roofing Project Letter

An informational letter on the 2025 roofing project.

Dear Homeowners,

The board of directors of Robin Meadows Homeowner’s Association has approved replacing all of the roofs in the community. At this time, there is no additional cost as we anticipate the project being paid for by the Association’s reserve funds. Cooper Mountain Roofing was selected as the contractor for this project. More information about Cooper Mountain Roofing and the steps taken to select the roofing contractor can be found in February and March’s meeting minutes.

Cooper Mountain Roofing will be installing Malarkey Highlander AR shingles that match the current color. All flashing will be replaced. Metal valley and drip edge flashing will be installed. All vents will be replaced with metal vents. Additional vents will be installed to facilitate proper ventilation. All rotted plywood will be replaced. 

Cooper Mountain provides a 10-year workmanship warranty. In addition, Malakary Highlander shingles come with a limited lifetime warranty, a 10-year algae resistance warranty, and a 15-year, 110 MPH wind warranty. Cooper Mountain will take care of registering for the material warranty.

After the roofing project is complete, it is advisable to contact your home insurance company, as your insurance rate may be reduced.

This letter is to confirm the roofing replacement project at Robin Meadows and notify all residents of the pending project. This project has been scheduled to start the week of May 13, 2025, weather permitting and last 8-14 weeks.

Construction hours will be from 7:30 am to 6 pm, Monday through Friday; 8:30 am to 6 pm on Saturdays. The hours may change depending on the weather and the status of the roof they are working on. The project will begin with the 3211/3212/3213 triplex before a second crew joins the work and begins on the 3169/3171/3173 triplex. There may be up to three crews working on the complex at the same time so please be mindful of your surroundings.

With the upcoming roof project, the Board of Directors is informing all the homeowners of the important facts of the project. Please take the time to read through everything carefully to understand the schedules, parking requirements, and safety practices. If applicable, please relay this information to your tenants.

All personal items in attics need to be covered or removed during construction.

All personal items on the outside of the house – plants, tables, chairs, ornaments, solar lights, etc. need to be removed or covered to prevent any damage. Neither Cooper Mountain Roofing nor the Association are responsible for any damage to personal items left outside or uncovered.

A re-roof project is a construction site, and, in some cases, plants may sustain light damage. We do our best to protect them however; Cooper Mountain nor the Association is responsible for incidental damages.

It is important to note that there might be vibrations during the roofing process, and you need to take precautions on anything that might fall with vibrations. This includes items on your walls, ceilings, items on a shelf, etc. Neither Cooper Mountain nor the Association is responsible for items falling due to vibrations.

Your driveway will be part of the construction zone. Cooper Mountain will require complete access to driveways for 2-3 days, as a result, your vehicle will need to be parked elsewhere while they are working on your home. Please remove all vehicles from your garage and driveway for the duration of the project, in order to prevent possible damage. For your own protection, we advise you do not use the driveway for the duration of the project.

If your house or your neighbor’s house is being worked be EXTREMELY cautious and mindful of your surroundings and the work going on.

Cooper Mountain will require access to electricity, water, the materials and a dumpster. Please do not block these areas with any vehicles.

Please keep all children and pets away from the work area at all times.

Site cleaning and waste material will be removed each day. Please note that small nails and debris may be present in the landscaping or grass. Residents, especially children and pets, should not walk or play in the areas where work is being done. Please be careful of any stray nails. Cooper Mountain will run a magnet along the ground to get most of the nails.

Roof-mounted satellite dishes will be removed. Cooper Mountain will take them down, a service provider will put it back up. See the FAQ for more information.

A shipping container for material will be placed on the center island near HilHi. Please advise children not to play on or around the container.

RobinMeadows.com will track the schedule for roof work. A weekly update will be posted each Tuesday.

Residents do not need to be present during construction since all activities will take place on the exterior of the units.

Residents will always have safe access to at least one entrance from their units during construction.

Dust particulates are possible during construction; therefore, residents are advised to keep doors, windows, and attic entrances closed during construction.

Any damages caused by the contractor must be reported immediately to the board – with pictures and – within 15 days from the completion of your building. Owners must ensure their tenants are advised regarding compliance.

While Cooper Mountain’s foreman will monitor the crew’s work, as much as you can inspect your unit after work is completed and report any issues to the board. Please provide pictures and be as detailed as possible.

A second reminder, if your house or your neighbor’s house is being worked on, be mindful of the work going on around you.  Exercise extreme caution when the work is around your home or your neighbor’s home.

In addition to this notice and website postings, Owners will be notified by Cooper Mountain of construction commencing on their particular building. Each unit will also receive a notice on its front door. It is wholly the responsibility of the owner to inform their tenants.

This is a large and important undertaking, involving construction vehicles and workers moving about our community for an extended period. We appreciate your patience and cooperation.

If you have any questions, concerns, etc., please contact the board. Please do not ask the supervisor or workers, as they need to focus on their jobs.  This is for your safety and theirs.

Weekly updates will be posted on RobinMeadows.com.

Respectfully,

The Robin Meadows board

NOTE: Additional relevant information can be found on the Roofing Project FAQ post.

Fireworks Safety

Some tips for a safe 4th of July.

Fireworks went on sale June 23rd. Since we have a few new out-of-state residents, here is some guidance on what fireworks are and are not allowed. For additional information, visit the City of Hillsboro’s website.

Please note that damage to HOA property can be charged back to property owners.

Let’s have a fun 4th of July this year!

Roofing project update – 7/1/2025

Roofing project is over 50% complete.

IMPORTANT INFORMATION:
Robin Meadows Roofing Project Letter | Roofing FAQ
Preparing for your new roof | Door notification

  • 52% OF THE ROOFING PROJECT IS COMPLETE: To date, three triplexes and 15 single-family homes have been completed. 24 of 46 roofs (52%) have been finished. Please take a look at your home and note any issues with pictures and an e-mail to the board.

  • DRIVEWAY ACCESS: Cooper Mountain will need full access to your driveway while working on your roof. Please move all vehicles from your driveway to protect your vehicle and facilitate your roofing being replaced in a timely manner.

  • WEATHER: Remember that roofing is weather-dependent. Rain, extreme heat, or smoke from wildfires can delay the work.

  • REPLACEMENT SCHEDULE: The following is the tentative order of roof replacement. Weather, crew availability, material delivery, and other factors may alter the schedule. Owners will be notified several days before hand of material delivery and/or work beginning on their home.

1. 3211/3213/3215 (DONE, 5/27),
2. 3169/3171/3173 (DONE, 6/6), 3151/3153/3157 (DONE, 6/14)
3. 3179 (DONE, 6/14), 3181 (DONE, 6/13), 3187 (DONE, 6/12), 3189 (DONE, 6/8), and 3201 (DONE, 6/13)
4. 3203 (DONE, 6/12), 3205 (DONE, 6/12)
5. 3125, 3127, 3129 (MATERIAL DELIVERED, 6/16) , 3027, 3130, 3132 (DONE, 6/18)
6. 3071, 3073 (DONE, 6/23), 3077/3079/3081, 3085, 3087 (MATERIAL DELIVERED, 6/24)
7. 3170/3168 (MATERIAL DELIVERED, 6/24), 3162 (DONE, 7/1), 3160 (DONE, 6/30), 3167 (DONE, 6/25), 3165 (MATERIAL DELIVERED, 6/24)
8. 3084, 3082, 3078, 3076, 3074
9. 3206/3204/3202, 3214/3212/3210

Tree trimming project update – 6/26/25

Spring/early summer tree trimming project is complete.

Thanks to a small, but dedicated group of volunteers, trees around the neighborhood have been trimmed. This extensive project took over two months and was completed to protect the life of the new roofs. This project was completed at a significant savings—easily over $15,000 in labor costs—while helping reduce the risk of future property damage. Our goal is to make tree maintenance manageable, sustainable, and cost-effective over the long term.

It’s important to note that our original roofs lasted over 20 years, largely because the trees were younger and smaller at the time. Today, many of our trees are mature and significantly larger, which means roof care requires ongoing attention. If we want our new roofs to enjoy a similar lifespan, we must remain vigilant.

Roofing professionals consistently highlight two key practices for extending the life of a roof:

  1. Keeping debris off shingles
  2. Regularly trimming back overhanging tree branches

These actions help prevent moss growth—a common cause of roof deterioration and leaks. By staying proactive with tree maintenance, we’re making an investment in the long-term durability of our homes.

In 2026/2027 the board hopes to have enough funds to hire a tree company to trim back the large branches hanging over roofs around the neighborhood.

As a reminder, trees located in backyards are the responsibility of individual homeowners to maintain. To help protect your roof, siding, gutters, and fencing, the recommended clearance is 3 to 8 feet between tree branches and your home’s structure. The HOA is not responsible for any exterior damage caused by untrimmed trees in a homeowner’s backyard. A homeowner’s backyard is not a common area and therefore not the responsibility of the HOA.

If you’re unsure how to proceed or need assistance, we encourage you to connect with neighbors or contact the board.

Roofing project update – 6/24/25

Roofing project is nearing 50% completion.

IMPORTANT INFORMATION:
Robin Meadows Roofing Project Letter | Roofing FAQ
Preparing for your new roof | Door notification

  • 41% OF THE ROOFING PROJECT IS COMPLETE: To date, three triplexes and 10 single-family homes have been completed. 19 of 46 roofs (41%) have been finished. Please take a look at your home and note any issues with pictures and an e-mail to the board.

  • CONTINGENCY BUDGET: Through the first 14 homes, we spent $10,279.24 on contingencies which is $3,721.76 under budget. Almost half of the contingencies were from the 3169/3171/3173 triplex ($4,943.62). Only one other home (3179) was over budget on a per-home basis ($1,934.82). These four homes accounted for over 67% of the contingency spending.

  • DRIVEWAY ACCESS: Cooper Mountain will need full access to your driveway while working on your roof. Please move all vehicles from your driveway to protect your vehicle and facilitate your roofing being replaced in a timely manner.

  • WEATHER: Remember that roofing is weather-dependent. Rain, extreme heat, or smoke from wildfires can delay the work.

  • REPLACEMENT SCHEDULE: The following is the tentative order of roof replacement. Weather, crew availability, material delivery, and other factors may alter the schedule. Owners will be notified several days before hand of material delivery and/or work beginning on their home.

1. 3211/3213/3215 (DONE, 5/27),
2. 3169/3171/3173 (DONE, 6/6), 3151/3153/3157 (DONE, 6/14)
3. 3179 (DONE, 6/14), 3181 (DONE, 6/13), 3187 (DONE, 6/12), 3189 (DONE, 6/8), and 3201 (DONE, 6/13)
4. 3203 (DONE, 6/12), 3205 (DONE, 6/12)
5. 3125, 3127, 3129 (MATERIAL DELIVERED, 6/16) , 3027, 3130, 3132 (DONE, 6/18)
6. 3071, 3073, 3077/3079/3081, 3085, 3087 (CURRENTLY BEING WORKED ON, 6/19)
7. 3170/3168, 3162, 3160, 3167, 3165 (MATERIAL DELIVERED, 6/24)
8. 3084, 3082, 3078, 3076, 3074
9. 3206/3204/3202, 3214/3212/3210

Roofing project update – 6/17/25

35% of the roofing project is complete.

IMPORTANT INFORMATION:
Robin Meadows Roofing Project Letter | Roofing FAQ
Preparing for your new roof | Door hanger notification

  • 35% OF THE ROOFING PROJECT IS COMPLETE: To date, three triplexes and seven single-family homes have been completed. 16 of 46 roofs (35%) have been finished. Please take a look at your home and note any issues with pictures and an e-mail to the board.

  • DRIVEWAY ACCESS: Cooper Mountain will need full access to your driveway while working on your roof. Please move all vehicles from your driveway to protect your vehicle and facilitate your roofing being replaced in a timely manner.

  • WEATHER: Remember that roofing is weather-dependent. Rain, extreme heat, or smoke from wildfires can delay the work.

  • REPLACEMENT SCHEDULE: The following is the tentative order of roof replacement. Weather, crew availability, material delivery, and other factors may alter the schedule. Owners will be notified several days before hand of material delivery and/or work beginning on their home.


1. 3211/3213/3215 (DONE, 5/27),
2. 3169/3171/3173 (DONE, 6/6), 3151/3153/3157 (DONE, 6/16)
3. 3179 (DONE, 6/14), 3181 (DONE, 6/13), 3187 (DONE, 6/12), 3189 (DONE, 6/8), and 3201 (DONE, 6/13)
4. 3203 (DONE, 6/12), 3205 (DONE, 6/12)
5. 3125, 3127, 3129, 3027, 3130, 3132 (WORK STARTED, 6/16)
6. 3071, 3073, 3077/3079/3081, 3085, 3087
7. 3170/3168, 3162, 3150, 3167, 3165
8. 3084, 3082, 3078, 3076, 3074
9. 3206/3204/3202, 3214/3212/3210

Roofing project update – 6/10/25

Two triplexes and one single family home have been completed.

IMPORTANT INFORMATION:
Robin Meadows Roofing Project Letter | Roofing FAQ
Preparing for your new roof | Door hanger notification

  • SECOND TRIPLEX COMPLETE: A second triplex (3169/3171/3173) is complete. Fifty pieces of plywood had to be replaced, along with some soffit plywood. We anticipate this to be the most plywood needing to be replaced as this triplex had the most leaks. Our first single-family home (3189) has been completed, while 3181, 3187, and 3201 are currently being worked on. Please take a look at your home and note any issues with pictures and an e-mail to the board.

  • DRIVEWAY ACCESS: Cooper Mountain will need full access to your driveway while working on your roof. Please move all vehicles from your driveway to protect your vehicle and facilitate your roofing being replaced in a timely manner.

  • WEATHER: Remember that roofing is weather-dependent. Rain, extreme heat, or smoke from wildfires can delay the work.

  • REPLACEMENT SCHEDULE: The following is the tentative order of roof replacement. Weather, crew availability, material delivery, and other factors may alter the schedule. Owners will be notified several days before hand of material delivery and/or work beginning on their home.


1. 3211/3213/3215 (DONE, 5/27),
2. 3169/3171/3173 (DONE, 6/6), 3151/3153/3157 (MATERIAL DELIVERED, 6/3; started 6/11)
3. 3179, 3181, 3187, 3189 (DONE, 6/8), and 3201 (MATERIAL DELIVERED, 5/28)
4. 3203, 3205 (MATERIAL DELIVERED,5/28)
5. 3125, 3127, 3129, 3027, 3130, 3132 (MATERIAL DELIVERED, 6/10)
6. 3071, 3073, 3077/3079/3081, 3085, 3087
7. 3170/3168, 3162, 3150, 3167, 3165
8. 3084, 3082, 3078, 3076, 3074
9. 3206/3204/3202, 3214/3212/3210