Regular roof maintenance protects the owner's investment by identifying minor defects before they become major failures and by improving the long-term performance of the roofing system. For managed properties, that means better leak prevention, clearer budgeting, cleaner documentation and fewer reactive emergencies across the year.
Who this service is for
Our maintenance programs are built around the people who actually make roofing decisions on multi-unit and commercial properties:
- Strata corporations and townhome complexes
- Commercial low-slope and membrane roofs
- Property managers overseeing multiple addresses
- Buildings needing recurring roof documentation for planning and approvals
- Multi-unit residential, low-rise apartments and mixed-use sites
Why maintenance matters
The RCABC guide recommends roof inspections at least twice per year — typically spring and fall — with additional reviews after major weather events or construction activity that could affect the roof system. Lower Mainland weather makes that cadence more important, not less: long wet seasons, wind-driven rain off the coast, moss and organic debris on shaded slopes, and freeze-thaw cycles at higher elevations all wear roofs down faster than a printed service-life number suggests.
Planned maintenance keeps the small stuff small. Cleared drains, checked flashings and refreshed sealants in the fall prevent claims during the January atmospheric rivers. Steady maintenance also stretches the service life of the assembly — shingles, membranes, penetrations and edge metal all last longer when they are not fighting standing water or clogged gutters.
Built for Lower Mainland weather:
- Drainage and debris checks to reduce water backup risk
- Flashing, penetrations and sealant review — the common leak sources
- Documentation suited to strata councils and property managers
- Practical, property-specific recommendations instead of one-size-fits-all scopes
When a workmanship warranty question comes up years later, or council needs to justify a reserve-fund draw, that maintenance history is what makes the conversation short.
What is included
Our maintenance programs are structured around scheduled inspections, condition reporting, routine housekeeping at critical drainage areas, and early identification of issues such as open laps, flashing movement, punctures, ballast loss, damaged sealants and rooftop alteration risks.
Core service items:
- Scheduled inspections in spring and fall
- Photo-based roof condition reporting
- Inspection of drains, gutters, downspouts, flashings, penetrations and exposed roof details
- Recommendations separated by urgency and budget priority
- Planning support for larger sites and recurring maintenance needs
Maintenance plans
Three plans, priced annually. Returning-client pricing applies to existing TNS Contracting customers and renewing maintenance clients in good standing.
Essential
Essential Care
For smaller strata and light commercial properties that need reliable annual oversight.
$895/ year
Returning client rate: $795 / year
- 2 scheduled inspections per year (spring and fall)
- Photo summary after each visit
- Light accessible debris removal at drains and problem areas
- Repair recommendations with priority notes
Most selected
Plus Protection
For proactive strata councils and commercial owners who want maintenance included.
$1,495/ year
Returning client rate: $1,345 / year
- Everything in Essential Care
- 2 additional service cleanups for drains, scuppers, gutters and debris-prone areas
- Minor maintenance allowance during scheduled visits
- Priority response booking for leak-call assessments
- Annual roof condition summary for budget planning
Portfolio
Portfolio Pro
For larger sites and property managers who need recurring documentation and coordination.
$2,495/ year
Returning client rate: $2,245 / year
- Up to 4 visits per year, inspections and maintenance checkups
- Roof asset log with defect tracking based on RCABC checklist categories
- Manager coordination support for rooftop access
- Budget-priority matrix for immediate and future work
- One after-storm priority inspection booking per term
Returning-client pricing applies to existing TNS Contracting customers and renewing maintenance clients in good standing. Property managers with multiple properties can be structured further based on the portfolio. Contact us to learn more.
Optional services
Add-ons priced separately from the annual plan, brought in when the property calls for them:
| Add-on | Standard rate | Returning client rate |
|---|---|---|
| Additional scheduled inspection | $325 / visit | $295 / visit |
| Emergency leak investigation (business hours) | $395 / visit | $345 / visit |
| After-hours emergency assessment | $595 / visit | $545 / visit |
| Minor maintenance labour, 2-person crew | $245 / hour | $225 / hour |
| Drain, gutter and debris service only | From $295 | From $265 |
| Detailed roof condition report | From $650 | From $595 |
| Roof plan markup and deficiency map | From $350 | From $325 |
Pricing assumes standard access, one primary building and normal service conditions. Taxes, major repairs, lift equipment, third-party inspections, thermal scans, engineering and manufacturer testing are extra.
For active leaks that need a hands-on fix rather than an assessment, see our roof repair service.
Terms and exclusions
- Returning-client pricing applies to existing TNS Contracting customers and renewing maintenance clients in good standing.
- Base pricing is intended for one building and standard roof access conditions.
- Final pricing may change after roof count, site complexity, safety setup and access conditions are confirmed.
- Repairs outside the included maintenance allowance require approval before work proceeds.
- Warranty-sensitive repairs must follow the applicable roof system and manufacturer requirements. Unauthorized alterations may affect guarantee coverage.
- Unsafe weather, active storms, snow, frost or restricted access may require rescheduling.
Maintenance across the Lower Mainland
This page is the regional service page. For city-specific context — local conditions, nearby communities and the kinds of properties we work on there — start with the service areas index or jump straight to a city:
- Roofing in Surrey
- Roofing in Vancouver
- Roofing in Burnaby
- Roofing in Richmond
- Roofing in Coquitlam
- Roofing in White Rock
For strata-specific replacement and phased capital work, see our strata roofing service. For deeper background on inspection cadence and planning cycles, the roofing guides and advice section covers the same topics from a decision-making angle.
Download the roof maintenance package
We put together a board-ready maintenance package that walks through the plans, what a typical visit looks like, and how reporting works — useful for AGM materials or a property-management pitch to owners.