Casas Adobes, mid-century Sonoran.

Casas Adobes is unincorporated Pima County — simpler permits, no Town review on top of County. Oro Valley is an incorporated town with its own building department layer. Casas Adobes also skews older — lots of mid-century flat-roof Sonoran homes and 1970s–80s tract subdivisions, where Oro Valley is mostly 1990s–2010s tile. Climate is similar; the housing stock and permit path are different.

Built-up modified bitumen on a wood deck, originally installed in the 1950s–70s, recoated every 8–12 years through the decades. After 50+ years many substrates are at end of life — visible blistering, soft spots, water staining underneath. Recoat works if the substrate is sound; full tear-off-and-replace is needed when it's not. We do drone inspection plus on-roof substrate testing to figure out which path makes sense.

Casas Adobes is unincorporated Pima County. Residential roof permits typically issue in 3–7 business days. We pull the permit, schedule the inspections, and follow up on final sign-off. Permit fees passed through at cost on the itemized quote — no markup.

Properties along the northern edge of Casas Adobes toward the Tortolitas are in wildland-urban interface zones. We use Class A ember-resistant underlayment as default for those properties. Wind exposure is also higher up there during monsoon storms — we use a tighter nailing pattern and mortared ridge cap to handle the gusts.

The 1980s–2000s tile subdivisions are hitting the 20–30 year underlayment failure window now. If your home is 25+ years old and you've never had the underlayment replaced, you're either in or past that window. The tiles themselves are usually still fine; the felt below them is at end of life. Drone inspection at year 20 tells you exactly where you stand.

Yes, especially for older homes. Casas Adobes has a lot of mid-century flat-roof homes where the substrate condition isn't visible from the ground or even from a roof walk — you need a substrate test. For tile subdivisions, drone inspection tells you the underlayment age and remaining life. Either way, knowing what you're inheriting matters when you're negotiating. Standard service for real estate transactions in this area.

A lot of Casas Adobes homes have been owned by the same family for 30+ years. We work with longtime residents regularly — they often know more about the roof's history (when it was last coated, when underlayment was last touched, where leaks have appeared) than the original construction documents show. We listen to that history; it informs what we look for during the inspection.