Roof Replacement in King City, OR
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In the Highlands at King City, the shingle for a new roof is chosen from a display board in the clubhouse. The association's architectural manual says so in one sentence: roofs "must be covered with shingles that have been approved by the ALC. Approved types and colors of shingles are on a display board located in the clubhouse." The Architectural and Landscape Committee keeps the board; the samples on it are the choices, and a roofer's sample case comes second.
A large share of King City's homes sit inside one of two 55-and-over associations with their own architectural rules, and on a roof those rules come before the building department, before the supplier and before the crew. VResh Construction starts a King City roof at the association's paperwork because there is no other order in which it can be done.
The Highlands: the board, then the application
The Highlands manual, reviewed and adopted by its board for 2024, sets out the sequence for its 194 houses. The application form is at the clubhouse. A re-roof "using pre-approved paint and/or shingle colors" is eligible for review by the committee members over email before their next meeting; anything else waits for the committee, which sits on the first Wednesday of the month at 10:30 a.m. and on other Wednesday mornings when applications are pending. The approval comes before the city: the manual says committee approval "is required prior to the application to King City's Building Department for a building permit." The committee reviews appearance only; the manual says it "will not consider or assume responsibility for" structure or code compliance.
Two further lines in the manual shape the work itself. Construction noise "shall be confined to the hours 8:00 am to 5:00 pm," which, on a roof, means the tear-off cannot start at first light and the last of the day's nailing must be finished before five. VResh does not begin a tear-off if it cannot dry in the same day, so in the Highlands that rule sets the size of roof that can be opened on a single day and the day is planned around it. And roof vents and flashing "may be painted in a manner that blends with the color of the roof," a visible detail the manual leaves optional and one that belongs on the application if the owner wants it.
The Civic Association: four lines and 15 business days
The King City Civic Association, the original planned community of 643 houses laid out from 1964, runs its review through a committee the resolutions call LARC. Its design resolution lists roofing among the changes that "require written approval" and says what the application should include: "the manufacturer's name, product name, type of material, and color." Its process resolution states that the form comes from the association office, is "reviewed by the LARC Chair within 15 business days," and that "written approval must be obtained prior to beginning a project"; failing to apply is a violation of the covenants, which "may result in a fine." The resolutions date from 2012, and the association has since issued a committee manual, so the current form may ask for more. On a Civic Association roof, VResh supplies the four lines for the form by product and color name as the maker prints them, and the 15 business days are built into the schedule ahead of any delivery date.
The Highlands is not part of the Civic Association, and the city lists about 10 other associations and sub-associations within its limits. Each has its own documents, and which one an owner belongs to is the first thing established on a King City roof.
The smaller question
The city's own part is simpler. King City runs its building program through a contract inspector, and the state's re-roof rule applies: a re-roof whose weight is within 30 percent of the live-load capacity the roof was required to have is exempt from a permit, while a full re-deck needs one, and so does any townhouse re-roof, which in a community with 233 townhouses is not a small exception. Whether a given roof is exempt is the city's answer; the city issues the permit where one is needed, and in the Highlands the association's approval has to be in hand first. The city's building page asks the same question: "Do you need Homeowners Association approval in advance?"
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Roof replacement questions from King City, OR
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We have a wealth of experience working as main building contractors on all kinds of projects, big and small, from home maintenance and improvements to extensions, refurbishments and new builds.
Bring the form
The first visit on a King City roof is with the association's application in hand, or the last approval letter for the house, so that the product and color lines can be written the way the committee will read them. Call or text (503) 272-6436.