What does your roof need?

It depends on whether the failure is local or systemic. A single flashing detail, a cracked boot or a handful of displaced tiles is a repair. Underlayment that has gone brittle, fasteners corroding across the whole field, or leaks appearing in three unrelated places usually means the system has reached the end of its service life and patching only buys months.

All four common systems work here when they are installed correctly, and each fails differently. Concrete and clay tile is effectively immune to ultraviolet light but relies entirely on the underlayment beneath it. Standing-seam metal has no exposed fasteners to back out and the longest service life. Architectural shingle is the most economical and the most wind-sensitive. Flat systems are the most demanding to maintain because water sits on them.

Yes. Association and commercial work is a large share of what we do, and it runs differently from a house: board or ownership approval, occupied-building logistics, staging and access, and scheduling around tenants and business hours. Those constraints belong in the scope from the start, not as surprises during the job.

No, and the split matters. The Florida Building Code’s High Velocity Hurricane Zone consists of Broward and Miami-Dade counties, in their entirety — roofing there is designed, permitted and inspected under Chapter 15 of the code, Sections 1512 through 1525, with its own Roofing Application Standards and Testing Application Standards. St. Lucie, Martin, Palm Beach and Monroe sit outside the zone. Monroe is the common misconception: the Keys carry some of the highest design wind speeds in Florida, but the zone is written into the code as a county list rather than a wind-speed trigger, and Monroe’s own re-roof requirements accept either a statewide Florida Product Approval or a Miami-Dade Notice of Acceptance. Outside the zone, concrete and clay tile installation runs through the FRSA/TRI Florida High Wind manual, which is referenced for 65 of Florida’s 67 counties — every one except Miami-Dade and Broward.

Yes. Under section 553.844, Florida Statutes, and Florida Building Code, Existing Building, Section 706.7, replacing a roof covering over a wood deck requires the roof deck attachment to be strengthened or corrected and a secondary water barrier to be installed. The Florida Building Commission states that both apply regardless of house value. In the wind-borne debris region, roof-to-wall connection improvements are additionally required at an insured value of $300,000 or more — capped at 15 percent of the additional cost of the re-roof — and opening protection where property value is $750,000 or more and the work costs $50,000 or more. Gable-end bracing, contrary to a common claim, is not mandated by the retrofit law.

We work across St. Lucie, Martin, Palm Beach, Broward, Miami-Dade, Monroe counties from two Florida offices, in Miami and in Jupiter. That span covers the Keys, the Miami-Dade and Broward coast, Palm Beach and up through the Treasure Coast.

Call the nearer office. An active leak is a timing problem before it is a roofing problem, because water traveling inside a building damages ceilings, insulation and drywall long before anyone repairs the roof. Photographs of the interior staining and, if you know it, the approximate age of the roof help us come prepared.