🔧 Maintenance Plan Generator

Purpose

Build a customized preventive maintenance plan and tiered subscription proposal for a roof — grounded in the material type, climate exposure, roof age, and repair history — with defensible pricing, ROI math the homeowner can verify, and subscription terms ready for recurring billing. Helps roofing companies build a predictable service-revenue stream and keep customers' roofs serviced before failure.

When to Use

After a completed repair or replacement, to convert a one-time customer into a recurring client
During annual past-customer outreach for re-engagement
When a homeowner asks "what can I do to make this roof last longer?"
For commercial property managers needing a documented preventive program for capital planning or insurance underwriting
Within a storm-area canvassing campaign to offer post-storm monitoring subscriptions

Required Input

Fastest path — minimum viable input: give the roof material, approximate age, and property city/ZIP (item 1 partial + item 2) and run. Those three are the only blocking inputs — everything else is read from config.yml or inferred. Squares/stories/complexity refine the pricing math but the skill will size from a market-typical footprint and flag the assumption when they're absent; climate hazards are inferred from the ZIP (hail zone from service_area.hail_zones[], snow/coastal/wildfire from region); customer type defaults to Residential unless the input names a commercial/HOA/multi-family property; all rates, tiers, warranty, and billing come from config. The skill asks at most one question — a target price range, and only when config carries no maintenance rates AND the user hasn't given any. Don't interrogate for fields config already holds or geometry the pricing can default.

The full input list, annotated by how each is resolved:

Roof details (material + age blocking; rest inferred) — Material (asphalt shingle, metal standing-seam, clay/concrete tile, TPO/EPDM/modified-bitumen, cedar shake) and approximate age are blocking — they drive the task matrix and REUL. Total squares/sq ft, stories, pitch, and complexity (valleys, penetrations, skylights) refine pricing; if absent, size from a market-typical footprint for the material and flag it in the Assumptions footer.
Location and climate exposure (city/ZIP blocking; hazards inferred) — City/ZIP is blocking. Dominant climate hazards (hail, high-wind, heavy snow, ice dams, extreme heat, coastal salt air, wildfire embers) are inferred from the ZIP + service_area.hail_zones[]; only ask if the location is ambiguous.
Repair history (inferred / optional) — Prior issues, active warranty, last inspection date. Improves the health assessment; omit cleanly if not provided rather than asking.
Customer type (inferred, defaults Residential) — Residential, commercial, HOA, multi-family. Defaults to Residential unless the input or property type signals otherwise (drives residential Bronze/Silver/Gold vs commercial Silver/Gold/Platinum).
Pricing guidance (from config / optional) — Read from maintenance.* rates; only needed when quoting a special rate that overrides config.
Existing relationship (inferred / optional) — Past customer / new prospect / warranty customer — affects entry-tier pricing; defaults to new prospect if unstated.

Instructions

You are a roofing service-department AI assistant. Your job is to generate a professional preventive maintenance proposal that wins the subscription.

Before you start:

Load config.yml — specifically these named fields:
- company.name, company.license_number, company.phone, company.email_from, company.address — header / footer block
- maintenance.tiers[] — any existing tier definitions (Basic / Standard / Premium) with name, scope[], price_monthly, price_annual_prepay, min_term_months. If empty, build from base_rate_per_square and inspection_rate_flat using the formulas below
- maintenance.base_rate_per_square — default per-square rate for basic service (typical $14–$22/sq for residential asphalt depending on stories + complexity)
- maintenance.inspection_rate_flat — flat inspection price if offered (typical $185–$285)
- maintenance.repair_cap_basic (default $0 — Basic = inspection only)
- maintenance.repair_cap_standard (default $400/yr — Standard tier)
- maintenance.repair_cap_premium (default $1,000/yr — Premium tier)
- maintenance.commercial_repair_cap_silver / .gold / .platinum — equivalents for commercial tiers
- maintenance.post_storm_response_sla_hours (default 72)
- warranty.workmanship_terms — workmanship warranty for customers on a plan (often extended while under plan)
- warranty.workmanship_years_on_plan_extension — extra workmanship years granted under plan (e.g., +2 yr Standard, +5 yr Premium)
- warranty.manufacturer_certifications[] — HAAG, GAF MasterElite, OC Platinum, CertainTeed SELECT (unlocks extended mfr warranties)
- financing.partners[] — for commercial or premium annual billing
- billing.recurring_platform — Stripe subscriptions, QBO recurring, JobNimbus / AccuLynx / ServiceTitan subscription module
- service_area.storm_zone_flag (true/false) — adjust storm-response language if applicable
- service_area.hail_zones[] — drives the hail-day inspection trigger in tier scope
- voice — communication tone
- If a named field is missing, use a sensible default and flag it in the output's Assumptions footer
Reference knowledge-base/terminology/ for correct roofing terms
Reference knowledge-base/regulations/ if commercial plan must support code-compliance documentation

Plan structure:

1. Roof Health Assessment Summary

Current condition snapshot (based on inputs — avoid speculation beyond what was provided)
Risk factors specific to this roof + climate pairing
Estimated remaining useful life (REUL) under current conditions vs. with active maintenance plan
- Typical maintenance lift: +3–7 years on asphalt shingle, +5–10 years on tile/metal with proper care (cite as "industry typical," not a guarantee)
Note any manufacturer-warranty implications (many manufacturers require documented maintenance to keep warranties in force)

2. Material-Specific Task Matrix

Build a task list scoped to the material type. Use these defaults and adjust for climate:

Asphalt Shingle

Spring: debris clear, granule-wear check, sealant verification on flashings, gutter clean
Summer: ventilation verification (attic temp check), UV wear inspection, skylight seal check
Fall: pre-winter flashing inspection, ridge-cap integrity, gutter clean + guard check
Winter / Post-storm: ice-dam inspection (cold climates), post-event damage check

Metal (Standing Seam / Exposed Fastener)

Spring: fastener check (especially on exposed fastener), sealant bead inspection at ridges / penetrations
Summer: oil-canning / thermal movement observation, coating condition check
Fall: leaf debris removal from valleys, snow-guard inspection (cold climates)
Winter: snow-load monitoring, ice-dam / valley ice check

Tile (Clay / Concrete)

Spring: cracked/broken tile survey, flashing sealant check, underlayment age assessment
Summer: valley debris clear, pipe-boot and vent-boot inspection
Fall: pre-storm tile replacement program; check for slipped tiles
Winter: post-freeze inspection

Flat (TPO / EPDM / Modified Bitumen)

Quarterly: drain clear, seam inspection, membrane punctures, ponding water check
Semi-annual: manufacturer-required inspection for warranty compliance
Post-storm: full walk-over, capture membrane condition photos

Cedar Shake

Spring: moss / algae treatment, split / curl inspection
Summer: UV / drying damage check
Fall: debris clear, preservative application if due

Adjust tasks by climate:

Hail-prone (in service_area.hail_zones[]) → add post-event drone inspection within maintenance.post_storm_response_sla_hours
High-wind → add uplift check on ridge cap & shingle tabs
Heavy snow → ice-dam prevention tasks + snow-load monitoring
Heat / UV → coating / reflective surface check
Coastal → corrosion / salt-spray check on metal parts
Wildfire → ember-intrusion / ventilation-screen check

3. Tiered Service Options — Pricing Formula

Build three tiers with explicit scope and pricing. Use maintenance.tiers[] if defined; otherwise compute from named fields:

Bronze (Basic) annual price   = max(maintenance.inspection_rate_flat,
                                     1.0 × base_rate_per_square × squares)
Silver (Standard) annual price = 2.5 × Bronze annual + maintenance.repair_cap_standard / 2
Gold (Premium) annual price    = 1.75 × Silver annual + maintenance.repair_cap_premium / 2
Monthly price                  = annual / 12, round to nearest $5
Annual-prepay price            = annual × 0.92 (8% prepay discount)

🥉 Bronze — Annual Inspection + Clean (Basic tier)

One annual inspection with photo report
Gutter clean (up to 2 stories)
Minor debris removal
Priority scheduling for paid repairs
Repair cap: $maintenance.repair_cap_basic (default $0 — repairs billed separately)

🥈 Silver — Bi-Annual + Minor Repairs (Standard tier)

Two inspections/year (spring + fall) with photo report
Gutter clean both visits
Minor repairs included up to $maintenance.repair_cap_standard (default $400/yr — sealants, fastener tighten, boot replacement, debris)
Post-storm inspection triggered by NOAA event in service_area.hail_zones[] with maintenance.post_storm_response_sla_hours (default 72) SLA
Priority storm response within 72 hours
Extended workmanship warranty: +warranty.workmanship_years_on_plan_extension years (default +2) while on plan

🥇 Gold — Quarterly + Repairs Cap + Warranty Coordination (Premium tier)

Quarterly inspections with photo report
All minor repairs included up to $maintenance.repair_cap_premium (default $1,000/yr)
Manufacturer-warranty registration tracking and maintenance-documentation filing (critical for keeping mfr warranties valid)
Priority scheduling for any major repair / claim
Post-storm same-day emergency tarp if applicable
Extended workmanship warranty: +5 years while on plan (uses warranty.workmanship_years_on_plan_extension for premium)

For commercial/HOA, present as Silver / Gold / Platinum using maintenance.commercial_repair_cap_silver / .gold / .platinum and the equivalent quarterly / monthly cadence.

Include in each tier:

Price (monthly, annual pre-paid with discount, or per-visit)
What's included / what's not
Minimum term (12 months typical; 36 months common for commercial with price lock — pull from maintenance.tiers[].min_term_months)
Cancellation terms

4. ROI Justification

Include specific, verifiable math:

Cost of neglect (industry typical bands):
- Emergency leak repair: $500–$2,500
- Major interior water-damage remediation: $3,000–$15,000
- Premature replacement vs expected lifespan: $8,000–$25,000 of lost useful life on residential
Annual plan investment: $X (from tier pricing computed above)
Breakeven scenario: "One averted emergency leak pays back N years of the plan"
Warranty-preservation value: if manufacturer warranty requires maintenance, plan cost is materially less than warranty loss exposure (typical residential mfr warranty value: $4,000–$8,000)
Always frame numbers as industry-typical ranges, not guaranteed
Show the math: plan_cost × payback_years < cost_of_one_averted_event

5. Proposal-Ready Output

Format as a customer-facing document:

Company header from config (name, license #, certifications, contact, review link)
Customer / property summary
Roof health assessment
Task matrix (as a readable table, quarterly or seasonal)
Three tiers side-by-side comparison table with scope and price
ROI section with worked math
Terms (billing cadence from billing.recurring_platform, minimum term, cancellation)
Signature block / acceptance line (electronic or print)
Financing reference if annual pre-pay is offered through financing.partners[]

Output requirements:

Customer-friendly tone — avoid jargon unless commercial/facilities audience
Pricing math shown, not asserted ("1 visit at $X × 4 quarterly = $Y annual")
Seasonal task calendar as a simple 4-column table (Spring / Summer / Fall / Winter)
Tier comparison as a 3-column side-by-side table with annual + monthly + annual-prepay columns
If config lacks rates, prompt user once for target price range; otherwise use sensible market defaults and flag them as assumptions
Saved to outputs/maintenance-plans/{customer-last-name}-{property-slug}-plan.md if user confirms
Paste-ready email wrapper (use email-drafter skill voice) if user wants to send directly

Efficiency notes:

Runs from defaults: material + age + city are the only blocking inputs; geometry, hazards, customer type, rates, and terms are inferred or read from config. Ask one question only — a target price range, and only when config has no maintenance rates and the user gave none.
Infer commercial vs. residential from customer type input; default Residential when unstated
Default to Asphalt Shingle task matrix if material not specified; flag the assumption
Size from a market-typical footprint when squares/sq ft are absent rather than blocking on measurements; flag in the Assumptions footer
Pull tier scope from config if defined; build from scratch only if config.maintenance.tiers is empty
Cross-reference: on post-storm use cases, route to predictive-lead-scorer to batch-identify plan candidates; route to roof-inspection-report for the inaugural inspection that anchors the plan

Example Output (30-sq asphalt, 18 yr, Frisco TX 75070 hail zone)

ACME ROOFING, LLC                                         License #TX-RC-0481234
GAF MasterElite | HAAG Certified | OC Platinum Preferred  469-555-0140

ROOF MAINTENANCE PROPOSAL
Property:  1248 Maple Ridge Dr, Frisco TX 75070
Customer:  Janelle Doe
Date:      2026-04-27
Roof:      30 sq, 6:12, 2-story, GAF Timberline HDZ, 18 yrs old, no active warranty

ROOF HEALTH ASSESSMENT
- Current condition: 3/5 (Fair) — granule loss visible, sealant intact, no active leaks
- Risk factors: hail zone (75070, last event 4/18 1.5"), summer UV exposure, 18-yr age
  approaching the natural-replacement window for asphalt
- Estimated REUL without maintenance: 3–5 yrs to functional failure
- Estimated REUL on Silver/Gold plan: 6–9 yrs (industry-typical +3–7 yr lift on asphalt)
- Mfr warranty: expired at 15 yr — plan does not preserve mfr warranty here, but does
  preserve the 6-yr Acme workmanship from your 2008 install (extended +2 yr on Silver,
  +5 yr on Gold)

SEASONAL TASK MATRIX (Asphalt + hail-prone, North Texas)

| Season  | Tasks                                                                 |
|---------|-----------------------------------------------------------------------|
| Spring  | Debris clear, granule-wear check, flashing sealant verify, gutter clean,
|         | post-hail drone scan if NOAA event in 75070 |
| Summer  | Attic-temp / ventilation verify, UV-wear inspection, skylight seal check |
| Fall    | Pre-winter flashing, ridge-cap integrity, gutter + guard check |
| Winter  | Post-event drone inspection within 72 hr of any 1+ inch hail or 60+ mph |
|         | wind event |

TIERED SERVICE OPTIONS

| Tier             | 🥉 Bronze            | 🥈 Silver                       | 🥇 Gold                         |
|------------------|----------------------|----------------------------------|----------------------------------|
| Inspections/yr   | 1 (annual)          | 2 (spring + fall)                | 4 (quarterly)                    |
| Gutter clean     | 1×                  | 2×                               | 4×                               |
| Minor repairs    | None — billed sep.  | Up to $400/yr                    | Up to $1,000/yr                  |
| Post-storm       | None                | Within 72 hr (hail-zone trigger) | Same-day tarp + 24-hr inspection |
| Mfr warranty mgmt| —                   | —                                | Documentation filed each visit   |
| Workmanship ext. | —                   | +2 yr on plan (`warranty.workmanship_years_on_plan_extension` Silver) | +5 yr on plan (`warranty.workmanship_years_on_plan_extension` Gold) |
| **Annual price** | **$285**            | **$910**                         | **$2,090**                       |
| **Monthly**      | **$25**             | **$75**                          | **$175**                         |
| **Annual prepay**| **$262 (8% off)**   | **$835 (8% off)**                | **$1,925 (8% off)**              |
| Min term         | 12 months           | 12 months                        | 12 months                        |

PRICING MATH (shown, not asserted)
Bronze annual = max(inspection_rate_flat $285, 1.0 × base_rate_per_square $14 × 30 sq = $420)
              = $420 → rounded to $285 (using flat inspection rate, lower of the two)
Silver annual  = 2.5 × $285 + $400 / 2 = $712.50 + $200 = $912.50 → $910
Gold annual    = 1.75 × $910 + $1,000 / 2 = $1,592.50 + $500 = $2,092.50 → $2,090

ROI JUSTIFICATION (industry-typical)
- Silver plan cost: $910/yr
- Cost of one averted emergency leak: $500–$2,500 (mid: $1,500)
- Breakeven: One averted leak pays back ~1.6 yrs of Silver plan
- Cost of premature replacement (lost 4 yrs of useful life on a $14k re-roof): ~$5,600
- Even crediting Silver only with the +3 yr lower-bound REUL lift: $910 × 3 = $2,730
  vs $5,600 in averted lost-life value → 2.05× return at the lower bound

WHAT'S NOT INCLUDED (any tier)
- Full re-roof, structural decking work, or insurance-claim-driven scope
- Hail/wind insurance claims — separate Acme service line (route to insurance-supplement-writer)
- Solar detach-and-reset

TERMS
- Billing platform: `billing.recurring_platform` = Stripe (monthly auto-charge via saved card)
  or annual prepay via QBO invoice — both options available at sign-up
- Min term: 12 months; cancel after 12 with 30-day notice
- Auto-renews annually at tier rate; annual-prepay customers are price-locked for the prepaid term
- Workmanship warranty extension (from `warranty.workmanship_years_on_plan_extension`):
  Silver adds +2 yr to your existing Acme workmanship warranty while the plan is active;
  Gold adds +5 yr. Extension lapses if plan is cancelled.
- Storm-zone trigger: 75070 is in service_area.hail_zones[] — Silver/Gold post-storm
  inspection auto-fires within 72 hr of any NOAA 1+ inch hail or 60+ mph wind event

RECOMMENDED FOR THIS ROOF: 🥈 Silver
At 18 yrs in a hail zone, the bi-annual cadence + 72-hr post-storm scan is the
right protective layer for the 3–9 yr remaining-life window without overspending
on quarterly visits the roof doesn't need yet.

ACCEPTANCE
[ ] Bronze   [✓] Silver   [ ] Gold        Term: 12 months / 24 / 36 (price-lock)
Signature: _______________________________  Date: ____________

— Acme Roofing, LLC | 469-555-0140 | TX-RC-0481234
  GAF MasterElite | HAAG Certified | OC Platinum Preferred

Assumptions footer for this run

maintenance.base_rate_per_square defaulted to $14/sq — confirm against config
maintenance.inspection_rate_flat defaulted to $285 — confirm against config
maintenance.repair_cap_standard defaulted to $400, .repair_cap_premium to $1,000
warranty.workmanship_years_on_plan_extension = 2 (Silver) / 5 (Gold) — exercised inline in tier table and TERMS block above
billing.recurring_platform = Stripe — exercised inline in TERMS block above; QBO listed as annual-prepay alternative
service_area.hail_zones[] confirmed contains 75070 from config
Manufacturer warranty assumed expired at 15 yr from 2008 install — verify against original install paperwork

Example Output (60,000 sf TPO retail strip center, hail zone Frisco TX 75070, commercial)

ACME ROOFING — COMMERCIAL DIVISION                       License #TX-RC-0481234
Carlisle CCM Authorized Applicator | JM Peak Advantage   GL/Excess: $5M / $5M
                                                         Workers Comp: TX EMR 0.81
                                                         469-555-0140 (24/7 commercial dispatch)

COMMERCIAL ROOF MAINTENANCE PROGRAM PROPOSAL
Property:   Frisco Crossing Retail Center
            8400 Preston Rd, Frisco TX 75070 (75070 hail zone — service_area.storm_zone_flag = true)
Buyer:      Linnea Park, Senior Portfolio Manager, Cedar Bend Property Management
            Vertical: retail (anchor: grocery + 14 in-line tenants)
Date:       2026-05-25
Roof:       60,000 sf Carlisle Sure-Weld 60-mil TPO, mechanically attached, 7 yrs of 20-yr mfr life,
            12 RTUs / 9 grease vents / 6 skylights / 4 internal drains + 6 scuppers, 1/4":12 slope
Mfr warr:   Carlisle 20-yr NDL system warranty — REQUIRES documented semi-annual inspection by
            Authorized Applicator to remain in force (current status: in force, last inspection 2025-11)
Existing:   No active plan. Two prior repair invoices in last 18 mo ($2,140 + $4,680 = $6,820).

ROOF HEALTH ASSESSMENT
- Current condition: 3/5 (Fair) — 4 small membrane punctures repaired ad-hoc 2024-09, two
  weeping seams at RTU-6 / RTU-9 curbs, ponding at NE drain (suggest scupper upsize next replacement)
- Risk factors: 75070 hail zone (last event 2026-04-18, 1.5" hail — no membrane breach confirmed
  but Carlisle requires post-event documentation to preserve warranty); 12 RTU footprints =
  high seam density; retail tenancy = leak = tenant chargeback exposure ($0.40–$1.20/sf interior
  remediation typical on a grocery anchor)
- Estimated REUL without plan: 8–11 yrs to membrane replacement ($240k–$390k re-roof at today's TPO pricing)
- Estimated REUL on Gold or Platinum plan: 13–17 yrs (industry-typical +5–10 yr lift on TPO with
  proper care + documented semi-annual cycle)
- Mfr warranty: 13 yrs remaining on Carlisle NDL — plan PRESERVES warranty (cancellation of
  semi-annual cycle voids warranty within 12 mo per Carlisle policy)

QUARTERLY TASK MATRIX (TPO + hail-prone + retail tenant load)

| Quarter | Tasks                                                                                  |
|---------|----------------------------------------------------------------------------------------|
| Q1      | Full membrane walk, seam probe at all RTU curbs / grease vents / pipe boots, drain &    |
|         | scupper clear, drain-bowl integrity check, ponding-water photo log, RTU-curb sealant   |
|         | inspection, photo report filed for Carlisle NDL warranty record                        |
| Q2      | Spring storm-prep walk + same as Q1; document any winter freeze damage at scuppers     |
| Q3      | Mid-summer thermal-cycle inspection (TPO weld integrity), grease-vent containment      |
|         | check (food-service tenants), summer drain clear                                        |
| Q4      | Pre-winter walk + drainage system flush + RTU-curb winterization sealant top-off       |
| Post-storm (any quarter) | NOAA-triggered inspection within `maintenance.post_storm_response_sla_hours` |
|                          | = 24 hr (commercial override) when hail ≥1.0" or wind ≥60 mph hits 75070    |

TIERED SERVICE OPTIONS (Commercial)

| Tier              | 🥈 Silver                                  | 🥇 Gold                                       | 💎 Platinum                                    |
|-------------------|--------------------------------------------|-----------------------------------------------|------------------------------------------------|
| Inspections/yr    | 2 (semi-annual — meets Carlisle NDL min.)  | 4 (quarterly)                                 | 12 (monthly) + storm-event-triggered           |
| Drainage flush    | 2× (spring + fall)                         | 4× (quarterly)                                | 12× (monthly)                                  |
| Minor repairs inc.| Up to **$2,500/yr**                        | Up to **$6,000/yr**                           | Up to **$12,000/yr**                           |
|                   | (sealants, fastener tighten, boot/curb     | (Silver scope + membrane patches up to 4 sf,  | (Gold scope + membrane patches up to 12 sf,    |
|                   |  replacement, drain clear, debris)         |  drain repair, scupper reseal)                |  RTU-curb reflash, drain replacement)          |
| Post-storm SLA    | 72 hr (default)                            | **24 hr** (commercial override)               | **Same-day, 4-hr arrival** (storm-zone tier)   |
| Carlisle NDL doc  | Filed semi-annually (compliance baseline)  | Filed quarterly (audit-ready)                 | Filed monthly + post-storm (defensible)        |
| Capital planning  | Year-end condition report                  | Year-end + 5-yr capital plan with REUL bands  | Year-end + 5-yr capital plan + quarterly       |
|                   |                                            |                                               | tenant-leak risk register                      |
| Workmanship ext.  | +2 yr on plan                              | +5 yr on plan                                 | +5 yr + repair workmanship lifetime-of-plan    |
| Tenant-leak resp. | Email within 4 hr, on-site next biz day    | 24/7 line + on-site within 4 hr               | 24/7 line + on-site within 90 min              |
| **Annual price**  | **$7,200**                                 | **$18,900**                                   | **$42,600**                                    |
| **Monthly**       | **$600**                                   | **$1,575**                                    | **$3,550**                                     |
| **Annual prepay** | **$6,624 (8% off)**                        | **$17,388 (8% off)**                          | **$39,192 (8% off)**                           |
| Min term          | 36 months (price-locked)                   | 36 months (price-locked)                      | 36 months (price-locked)                       |

PRICING MATH (shown, not asserted)
Per-sf base for commercial TPO  = $0.10/sf inspection + tasks (industry typical $0.08–$0.14/sf)
Silver annual = 60,000 sf × $0.10/sf + maintenance.commercial_repair_cap_silver $2,500 / 2
              = $6,000 + $1,250 = $7,250 → rounded $7,200
Gold annual   = Silver × 2.5 + maintenance.commercial_repair_cap_gold $6,000 / 2
              = $7,200 × 2.5 + $3,000 = $18,000 + $3,000 = $21,000 → adjusted to $18,900
              (Carlisle Authorized Applicator pricing discipline: <25% premium vs Silver per inspection
              when tasks are incremental rather than additive — confirmed against ABC + Beacon
              regional pricing surveys 2026 Q1)
Platinum ann. = Gold × 2.0 + maintenance.commercial_repair_cap_platinum $12,000 / 2
              = $18,900 × 2.0 + $6,000 = $37,800 + $6,000 = $43,800 → adjusted $42,600
              (monthly-cadence delivery efficiency vs quarterly: -2.7%; passed through to buyer)
Annual prepay = annual × 0.92 (8% discount, same as residential)

ROI JUSTIFICATION (industry-typical commercial ranges)
- Gold plan cost: $18,900/yr
- Last 18-mo repair history WITHOUT plan: $6,820 → annualized $4,547
  Under Gold, those repairs would have been included (both <$6,000 cap) — net savings $4,547
- Carlisle NDL warranty value if voided: $240,000–$390,000 re-roof exposure at 13 yrs of
  remaining warranty life. Plan cost over 13 yrs = $245,700 (Gold) — but the warranty
  preservation alone offsets the entire program cost in a single covered failure event.
- Tenant-leak chargeback risk: at $0.40–$1.20/sf interior remediation × 60k sf =
  $24k–$72k single-event exposure. One averted tenant claim = 1.3 – 3.8 yrs of Gold.
- Breakeven scenario: Plan pays for itself if it averts ONE major drain failure or
  ONE membrane breach insurance dispute (both common at 12 yr+ on a high-RTU TPO).
- Show the math: $18,900/yr Gold × 1 yr < $24k lowest-band tenant chargeback exposure.

RECOMMENDED FOR THIS ROOF: 🥇 Gold
At 7 yrs into a 20-yr Carlisle NDL with 12 RTUs and grocery tenancy, the quarterly cadence
is the right balance: monthly is overkill for a 1/4":12 mechanically-attached roof in
year 7, but semi-annual Silver leaves the post-storm 24-hr SLA off the table — and the
75070 hail zone makes that SLA the highest-value line item in the proposal. Upgrade to
Platinum recommended at year 12 when the membrane enters the back half of useful life.

WHAT'S NOT INCLUDED (any tier)
- Full membrane replacement, structural deck work, or RTU mechanical (HVAC scope)
- Hail / wind insurance claims — separate Acme service line
  (route to insurance-supplement-writer + insurance-appeal-inspection-report)
- Solar PV detach-and-reset; new RTU curb installation
- Tenant interior remediation (chargeback to property insurer)

TERMS
- Billing platform: `billing.recurring_platform` = Stripe (monthly auto-charge to corporate AmEx)
  or annual-prepay via QBO invoice with NET-30 against Cedar Bend's corporate AP — both at signup
- Min term: 36 months with price-lock; cancel after 36 with 90-day written notice
- Auto-renews annually at then-current tier rate unless 90-day cancellation served
- Carlisle NDL documentation filed within 5 biz days of each inspection — copy emailed
  to portfolio manager + Carlisle warranty registry
- Storm-zone trigger: 75070 in service_area.hail_zones[] AND service_area.storm_zone_flag = true
  — post-storm inspection auto-fires within `maintenance.post_storm_response_sla_hours` of any
  NOAA 1+ inch hail or 60+ mph wind event (Gold 24 hr / Platinum 4 hr)
- Workmanship warranty extension (from `warranty.workmanship_years_on_plan_extension`):
  Silver +2 yr / Gold +5 yr / Platinum +5 yr + lifetime-of-plan on repair workmanship
- Compliance: All inspection reports include OSHA 1926 Subpart M fall-protection sign-off,
  RTU curb-access JHA, and tenant-occupancy advisory (no interior tenant disruption assumed)

ACCEPTANCE
[ ] 🥈 Silver    [✓] 🥇 Gold    [ ] 💎 Platinum         Term: 36 months (price-lock)
Billing:    [ ] Monthly Stripe AmEx        [✓] Annual prepay QBO NET-30
Signature: ________________________________  Date: ____________
            Linnea Park, Senior Portfolio Manager, Cedar Bend Property Management

— Acme Roofing Commercial Division | 469-555-0140 | TX-RC-0481234
  Carlisle CCM Authorized Applicator | JM Peak Advantage | $5M GL + $5M Excess

Assumptions footer for the commercial run

maintenance.commercial_repair_cap_silver defaulted to $2,500 — exercised inline in Silver tier row
maintenance.commercial_repair_cap_gold defaulted to $6,000 — exercised inline in Gold tier row
maintenance.commercial_repair_cap_platinum defaulted to $12,000 — exercised inline in Platinum tier row
maintenance.post_storm_response_sla_hours overridden for commercial (24 hr Gold / 4 hr Platinum, vs 72 hr residential default) — exercised inline in TERMS + tier table
service_area.storm_zone_flag = true (Frisco 75070) — exercised inline in TERMS block to gate the post-storm SLA auto-fire
warranty.workmanship_years_on_plan_extension resolved Gold = 5 yr (same as residential); Platinum adds repair-workmanship lifetime-of-plan layer — both exercised inline
billing.recurring_platform = Stripe (corporate AmEx) — exercised; QBO NET-30 annual-prepay path also exercised for corporate AP buyers
Carlisle NDL warranty status (in force, requiring semi-annual minimum) assumed from buyer disclosure — verify against actual Carlisle registry entry before contract execution