Roofing project update – 5/13/25

The weekly update on the 2025 roofing project.

  • MATERIAL DELIVERY: Friday, May 16, material will start being delivered – some material will go on the top of roofs, other material will go in the shipping container in the center of the island near HilHi.

  • SHIPPING CONTAINER DELIVERY: A shipping container will be delivered on Thursday, May 15, between 9-10 am near the middle island near HilHI. If you have kids, please tell them not to climb or play around the shipping container.

  • PROJECT START DATE: Cooper Mountain will reach out to the homeowners – 3211/3212/3213 triplex (most recent leak was here) and 3169/3171/3173 triplex (the majority of leaks happened on this building) where the project will start. Start date is set for Monday, 5/19, but rain in the forecast and could delay the beginning of the project.

  • SCHOOL GATE CLOSURE: The board has talked with the principal at HilHi and notified them that the school gate will be closed for the remainder of the project or until school is out.

  • STAY INFORMED: If you have not read the letter on what to expect from the roofing project or the FAQ, the board highly recommends that you do so.

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.

Roofing project FAQ

Frequently asked questions in relation to the 2025 roofing project.

Updated 4/29/2025, (newest questions are added at the bottom)


After seven bids and countless hours of research and discussion, the board selected Cooper Mountain Roofing.  See March meeting minutes for more information.

  • They have been in business for 28 years,
  • They have an average star rating of 4.7 on Google/Yelp
  • They use high-quality shingles (Malarkey)
  • They are excellent communicators
  • They gave one of the most thorough and competitive bids
  • They are installing extra vents to extend the life of the shingles, reduce the chance of mold, and keep the homes cooler
  • They are within our budget

The project is scheduled to start May 13, weather permitting. Materials will start arriving on the property Friday, May 16. Some material will be placed on the roofs while other material will be placed in a shipping container. The shipping container is being delivered Thursday, May 15  AM and will be placed near center island closet to HilHi.

Monday - Friday from 7:30 a.m. to 6 p.m. and Saturdays from 8:30 a.m. to 6 p.m. If the weather is good and there is enough light, work may last until 8 PM.

Depending on the weather, the project will last 8 to 14 weeks.

A 10-year workmanship warranty. What this means is that if there any leaks or issues that were caused by the workmanship Cooper Mountain will fix the mistake free of charge for 10-years.

No, Cooper Mountain Roofing will take care of registering for the warranty.

Charcoal gray, similar to the color on the current roofs.

Asphalt shingles last between 20-30 years. We hope to get to the higher end of the range due to the workmanship of Cooper Mountain and the additional venting being installed. In addition, aggressive tree branch trimming and gutter repair will also aid in the extending the life of the shingles.

No. At this time, we anticipate the reserves to cover the overages, but we will not know the full scope of the work until the shingles are removed from the homes. As discussed in April’s meeting, we may have to do a special assessment if costs run high. If that happens, we do not anticipate the special assessment being more than $2-3000 per home which is significantly better than a $31,200, 20-year loan at 7 percent interest (PONO/Superior’s cheapest bid; see meeting minutes from April 2025.) In addition, as we discussed in May's meeting, watering of the property may have to be reduced.

Remove any patio furniture, plants, etc., from around your home. Remove any delicate/fragile items from the walls and shelves inside your home. Vibrations may run through the home as the old roof is removed and the new roof is put on. The HOA nor Cooper Mountain Roofing is responsible for items falling of the wall and/or shelves. Make sure to read the Robin Meadows Roofing Project letter.

Yes, it is unavoidable. Please care for pets and children appropriately.

The board will post a weekly update to RobinMeadows.com. To track the budget and spending, see the Roofing Project Cost Tracker.

A board member has emailed all homes with a satellite dish on its roof. Please fill out the questionnaire as soon as possible. If you have a satellite dish on your roof it will be removed. If you do not want the satellite to be reinstalled, it is the responsibility of the homeowner to dispose of the satellite dish. Please contact your satellite provider, as they may recycle it for you. Alternatively, you may be able to drop it off at Far West Recycling.

If you want to keep your satellite dish, please submit an ARC application. Following approval, please contact your service provider to reinstall the dish.

Warped, split, cracked, delaminated, rotted or structurally unsound sheathing that represents an unsuitable nailing surface is considered to be bad sheathing that will not hold roofing nails well, and could lead to shingles blowing off the house. Further, Cooper Mountain and the shingle manufacturer cannot provide a warranty for shingles installed on defective sheathing. Not all these defective plywood conditions are visible from inside the attic. Some of this damage is only visible on the top side of the plywood, which is only discovered when the existing roofing is torn off. Cooper Mountain will replace all structurally compromised or environmentally unsafe (mold) sheathing.

Yes, beginning Monday, 5/19/25, the gate to HilHi will be locked in order to protect the safety of the students. Once school is let out (June 12), the gate will be unlocked.

Roofing project update – 4/22/25

The weekly update on the 2025 roofing project.

PROJECT START DATE: Cooper Mountain Roofing anticipates starting roofing the week of May 13 (weather dependent). They expect the project to last 8-14 weeks.

Cooper Mountain will begin at the 3211/3212/3213 triplex during the week of May 13. A second crew will join the work the following week and will begin on triplex 3169/3171/3173.

CONSTRUCTION HOURS: Monday-Friday, 7:30 AM to 6 PM (up to 8 PM; weather/daylight dependent); Saturday 8:30 AM-6 PM (up to 8 PM; weather/daylight dependent)

MATERIAL DELIVERY: Material for the roofing project is scheduled for the week of April 28. The material will be stored in a shipping container in the middle of the island at the back of the property near Hilhi. Please advise kids not to play on the container.

DRIVEWAY ACCESS: Cooper Mountain will need access to your driveway for up to 3 days to safely and quickly dispose of the old roofing material.

HOME ACCESS: Homeowners will always have safe access to at least one entrance during construction.

HANDOUTS: Cooper Mountain Roofing provided handouts to homeowners who attended the Mar. 31 meeting. Those documents have been uploaded and can be accessed at the following links. We highly recommend reading them.


TREE TRIMMING: In preparation for the new roofs, to protect our gutters and fencing, and to mitigate the chances that pests can get into attics, tree trimming will occur throughout the entire neighborhood in the next several weeks.

Additional information about the roofing project can be found in the FAQ.