At Lamar Homes Roofing & Construction, we go beyond roofing, we protect and preserve your entire property investment. Our Property Management Services are designed for landlords, real estate investors, and property managers who need a dependable partner to keep their properties in top shape year-round.
Core maintenance services
Transparent starting prices
Roof Repairs
Starting at $625
From minor leaks to shingle damage, we provide fast, professional roof repairs that extend the life of your roof.
Gutter Cleaning
Starting at $325
Clogged gutters lead to water damage and roofing issues. Let us keep them clean, flowing, and fully functional.
Pressure Washing
Starting at $250
Revive curb appeal and remove dirt, mildew, and stains from your exterior surfaces: roofs, siding, driveways, and decks.
For context, Angi puts the national average roof repair at $1,173 with most falling between $395 and $1,967, and pressure washing at a $311 average. Our gutter cleaning start sits at the top of the national two story band, and that is deliberate: most Triangle rentals are two stories under pines, and the price covers flushing every downspout rather than scooping the easy stretch. Roof soft washing is a separate, larger job, quoted on its own.
What the law asks of you
North Carolina names the roof specifically
Under N.C.G.S. 42-42, a landlord must comply with the applicable building and housing codes and keep the premises fit and habitable. Two parts of that are not conditioned on a tenant complaining first, which surprises a lot of owners.
The statute goes further and lists conditions that are imminently dangerous, including unsafe roofs and standing water or drainage problems that contribute to mold. Raleigh's housing code then gets specific: Section 11.6.3 requires that roof drains, gutters and downspouts be kept in good repair and free from obstructions, and that no dead vegetation or debris affecting roof drainage be left on the roof.
That last line is the one worth reading twice. Pine straw sitting in a valley is not a cosmetic issue in Raleigh. It is a code item, and the city's housing inspections process runs on hearings and compliance deadlines rather than polite reminders.
Through the year
A Triangle maintenance calendar that follows the weather
Four windows that actually matter here, rather than a generic spring and fall checklist.
Late February to May, pollen and debris
North Carolina's pollen monitoring season runs from late February, and Raleigh ranks seventh in the country for pollen. Tree debris and pollen wash into gutters and sit there. Clear them before the summer storms need that capacity.
June to November, tropical season
The Atlantic season runs June 1 to November 30 with a September 10 peak. Inspect before it starts, and again after any storm that puts branches on the ground. Documented damage right after an event is what an adjuster pays on.
October to December, leaf and needle drop
The second gutter clearing of the year. Under pines this is not optional: needles knit into a mat that water cannot pass, and the water then backs up under the first course of shingles.
Winter, drainage and standing water
Raleigh's code requires crawl space graded to prevent standing water and roof drainage adequate to keep walls dry. Winter is when a blocked downspout quietly turns into a wet foundation wall.
Under pines and oaks
How often gutters actually need clearing here
The honest answer depends on what is growing over the roof. Angi's guidance is four times a year for homes near pines, at least twice for homes near oaks, and once or twice for an average home. Guards cut it down but do not remove it.
Most of the Triangle sits under one or the other. A single property on a wooded lot can need twice the visits of an identical unit two streets over, which is why we quote by the property rather than by a flat schedule.
We flush every downspout and photograph the roof edge while we are up there. On a rental that is often the only look anyone gets at the fascia all year, and soft fascia found in October is a repair rather than a claim.
Roof cleaning
The black streaks, and the way manufacturers ask you to remove them
Those dark streaks are algae. The Asphalt Roofing Manufacturers Association identifies gloeocapsa magma as the usual culprit, and it feeds on the limestone filler in asphalt shingles.
ARMA's instructions are specific. A diluted cleaning solution, mixed to the shingle manufacturer's direction, left on the roof for at least 15 minutes but no more than 20, then rinsed by gently spraying. And one instruction in capitals: do not use a power washer or any brush to clean algae from the roof surface.
That is the difference between roof soft washing and pressure washing a driveway, and it is why the two are priced separately. High pressure strips the granules that are protecting the shingle, which trades a stain you can see for damage you cannot.
The arithmetic
Why the cheap option is the expensive one
The average water claim is $13,954
Across 2018 to 2022 the Insurance Information Institute puts the average water damage and freezing claim at $13,954, and that category covers mold where it is covered. Water damage was 27.6 percent of all property claims in 2022.
Wind and hail runs close behind
The same data puts the average wind and hail claim at $13,511, and those were 40.7 percent of claims in 2022. A roof caught in October is a repair. The same roof found in February is a claim, a deductible and a vacancy.
Emergency work costs more than scheduled work
After hours labor, rush parts and a tenant who has already called twice. None of that appears on a maintenance quote, and all of it appears on the invoice when a small item is left to become an urgent one.
A vacancy costs more than either
Water through a ceiling takes a unit off the market. The repair is the visible number; the empty month is usually the larger one.
Questions
Property maintenance questions
How often should gutters be cleaned on a rental in Raleigh?
Four times a year for a property under pines, at least twice under oaks, and once or twice for an average lot, per Angi's guidance. Raleigh's housing code separately requires that gutters and downspouts stay free from obstructions and that debris affecting roof drainage be removed from the roof.
Are black streaks on a roof something a landlord has to fix?
Not as a habitability item on their own. They are algae feeding on the shingle, and the Asphalt Roofing Manufacturers Association treats them as a cleaning matter rather than damage. What does need fixing is anything they are hiding, which is why we photograph the roof during a cleaning visit.
Can you pressure wash a shingle roof?
No, and neither should anyone else. ARMA's instruction is explicit: do not use a power washer or any brush on shingles. Roof cleaning is done at low pressure with a solution left on for 15 to 20 minutes and then gently rinsed. Pressure washing strips the granules protecting the shingle.
Do I have to wait for a tenant to report a problem?
Not for the exterior. North Carolina's fit premises statute requires compliance with the housing code and keeping the property fit and habitable, and those duties are not conditioned on written notice the way some others are.
Do you work with multiple properties?
Yes. Landlords, real estate investors and property managers are who this service is built for. One contact, the same crew, and photographs from every visit so you are not guessing what was done.
Areas we serve
Serving Raleigh and communities across North Carolina
And more. Don’t see your city? Call (984) 224-7182.
Free on-site inspection
Book a free property inspection
We get on the roof, photograph what is actually there, and hand you a written report with a price. No charge, and no obligation to book the work with us. If the roof has years left in it, that is what the report will say.
