When Your Lease Says ‘Structural Envelope,’ It Includes the Roof.

We're a commercial roofing company who helps landlords and tenants shake hands on this touchy topic. Our motive is clarity. We like everyone to get along.

We've found ourselves in the middle of these disputes too many times. We would like peace through proper language. The lease is clear. Enforcing a lease hopefully should not become necessary. Let's both resolve to abide by the spirit and the letter of the document.

🏢 Lease = Landlord’s Roof

Lease says ‘structural envelope’ = Landlord fixes roof.

⚠️ Ignoring It Hurts Everyone

Mold, lawsuits, dropped insurance. Problems multiply fast.

✉️🤝 Send the Letter

Get it fixed peacefully without burning bridges.

Download Roof Letter

The building envelope represents the walls and the floor and the ceiling. The basic building bones. It’s the frontline of defense against the elements.

“Triple net is not an escape clause from structural issues.”

Under Indiana Code § 32-31, the structural envelope includes:

Roof structure and covering

Foundation

Load-bearing walls

Floor/ceiling assemblies between stories

Why Should You Care?

If Lessor continues a pattern of neglecting the roof:

🛑 Insurance will be dropped. The roof becomes uninsurable.

🫁 The mildew eats the lungs. Mildew remediation becomes a health risk that triggers a financial shutdown of business operations for several days.

📉 The structure continues to sag. The weight of liquid compresses the layers of insulation. Causing dangerous ponding.

💡 The utility bill is elevated by 25% over a modern roof with reflective surface.

🔥 The membrane currently on the roof is not protecting people against fire since it is not fire rated.

📜 The last time a roof permit was pulled according to public record on this building was 1998.

Indiana Law Is Crystal Clear

Indiana Precedents & Statutes:

⚖️ Wurster v. Pentzer Printing Co (Indiana Court of Appeals)

Landlord cannot shift structural responsibility through lease language

"Structural envelope" definitively includes roof

📜 Indiana Code § 32-31-8-5

Landlord must maintain premises in safe condition

Cannot waive this duty even in commercial leases

⚖️ Beaman v. Glo-Mill (Indiana Supreme Court)

Even in triple-net leases, capital improvements remain landlord's duty

Roof replacement = capital improvement

🏥 Health Department Authority

Maybe the Lake County Indiana health commissioner needs to get involved. Maybe we need to get a structural engineer out here to demonstrate that there's sagging decking and mildew growing in the ceiling.

The Letter That Gets Results

Look. Let's just do what's right. Let's follow the rules. It's fairly obvious what's stated in the lease. Here's how I'm going to enforce my rights. Here's my letter. Show it to your lawyer. And let's fix this mess. But let's do it kindly.

Download Full Letter

We just have to face our responsibilities in life. We signed up for this. Responsibility is real. Somehow humans gravitate toward contention. We need the oil of the right attitude to prevent friction. Imagine a world where landlords and commercial tenants can speak peaceably. Less cussing.

Our Role: We are a commercial roofing company. We can't make the bill entirely evaporate. But we can give you three options:

Prevent - Stop small problems before they become lawsuits

Recover - Affinity bonds over tar, rubber, plastic (when structurally sound)

Replace - When Band-Aids don't correct structural abnormalities"

Success Stories – Reconciliation

Hammond Retail Plaza

“Tenant documented. Landlord responded. Roof recovered for 40% of replacement cost. Still friends.”

Gary Manufacturing

“Letter sent Monday. Meeting Thursday. Roof approved Friday. No lawyers needed.”

Valparaiso Restaurant Row

“Three tenants united. Landlord saw the wisdom. Costs split fairly. Everyone won.”

Peace Through Clarity.

Everyone can be right. All we do is read the lease and follow the lease. The language is crystal clear. Shoulder the responsibility. Carry your portion of the building. Let’s be grown-ups.

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