Roofing in Gulf Stream

Every exterior change in Gulf Stream begins with a pre-application meeting with the Town Manager, and the size of the work then sets the route. Under 300 square feet, town staff review it.

Larger changes go to the Architectural Review and Planning Board, and the Town Commission sits above that. Only once that is settled is the roofing permit filed, on the Highland Beach MyGovernmentOnline portal under the Gulf Stream jurisdiction, because Gulf Stream has no building department and Highland Beach handles its permits under an interlocal agreement.

Before work begins, the roofer also signs the town's Construction Handbook. We schedule the roof to the town's decision, never ahead of it.

Gulf Stream covers about 0.8 square miles, laid out in the 1920s around the Gulf Stream Golf Club and chartered in 1925, with about 950 residents, a Delray Beach mailing address in 33483 and no commercial or industrial zoning. The Core District, on the east side of Polo Drive and the west side of Gulfstream Road, is the older heart of the town, and the town has been tightening what can be built there.

Place au Soleil, platted in 1960, lies west of the Intracoastal. The typical house dates to about 1979; on a re-roof we specify a self-adhered secondary water barrier over the deck, and the whole town sits in the 170 mph wind band and the wind-borne debris region.

1. We have not yet roofed a house in Gulf Stream, and this page does not pretend otherwise. The work we can show sits a short drive north: a tile re-roof on Bimini Cove Road in Ocean Ridge this spring, plus repairs and re-roofs in Delray Beach on both sides of the Intracoastal.
2. It is the same salt and, in Ocean Ridge, the same tile. What those roofs taught us holds here: on this stretch of coast the covering seldom fails first.
3. The valley metal, the wall flashings and the fasteners beneath it do, quietly, so a roof that looks sound from Gulfstream Road can already be finished at the valleys.

Settle the tile before the roofer. Ask the town what the Design Manual allows on your house, then find out whether that tile can be had and how long it takes to arrive.

Next, allow for the town's review ahead of the Highland Beach permit rather than treating them as one step. Then ask every roofer to name the grade of the edge, valley and flashing metal in writing, because on ground with salt from the Atlantic and the Intracoastal that grade decides the service life.

Our own process is the same on every house: a free inspection, photographs of the findings, then a written scope with the price before any work starts. Molsbee Roofing is a GAF Certified Contractor and an Owens Corning Preferred Contractor, rated 4.8 from 200+ Google reviews, and the warranty is split the right way: lifetime workmanship on the installation, the manufacturers' product warranties on the materials, both on paper.

Each service has its own Gulf Stream page with what changes in this town: tile roof replacement, metal roof replacement, shingle roof replacement, flat roof repair and replacement, roof leak repair, roof inspection and roof replacement cost. Start with the one that fits your roof, or call and a roofer will talk it through with you.

No. Highland Beach handles Gulf Stream's roofing permits under an interlocal agreement, so the application goes on the Highland Beach MyGovernmentOnline portal, filed under the Gulf Stream jurisdiction.

The town's own review comes first, and we file the whole package at once so it does not travel back and forth between the two.

The tile the town approves is what the street sees; the waterproofing is underneath it. When the old tile comes off, the deck is checked and re-nailed to the current schedule, and any soft sheet is photographed and priced as its own line for your approval before it is replaced.

We lay a self-adhered underlayment over the deck, the secondary water barrier method we specify among those the code allows, then new valley metal, wall flashings and edge metal in a grade suited to salt from both sides, with the tile fastened to the 170 mph wind band. Where the existing roof is sound clay barrel tile, we can detach it, replace the underlayment and reset the same tile, which keeps the look the Design Manual already accepted.

Our crews wear protective, safe footwear on tile roofs. When the job is done you receive the permit record, our lifetime workmanship warranty and the manufacturers' product warranties in writing, and a roof certification letter if your insurer asks for one.

The rulebook is the same: one Design Manual, one review ladder, one permit route through Highland Beach. What differs is the housing.

Place au Soleil, west of the Intracoastal, was platted in 1960; the Core District on the east side of Polo Drive is the older part of town, and it is where the rules on what can be built have been tightening.

It can. If repairs, replacements or roof recovering cover more than a quarter of a roof system or section in any 12-month period, the code generally requires replacing or recovering the roof covering across that entire system or section to meet current code requirements.

If that system or section was built, repaired or replaced in compliance with the 2007 Florida Building Code or a later edition, only the portion being worked on must meet applicable current code requirements. Our inspection helps determine which applies to your roof.

A repair that size is often past the 300 square foot line for staff review too, which puts it in front of the Architectural Review and Planning Board. We measure any repair in square feet so you know where it falls.

Gulf Stream is a barrier-side town of about a thousand people, chartered in 1925, with the older Core District along Polo Drive and Gulfstream Road and Place au Soleil, platted in 1960, west of the Intracoastal. In Palm Beach County a shingle roof generally lasts 13 to 18 years, tile 15 to 20, metal 20 to 25, and a flat roof 15 to 20.

The timing question here is rarely the covering, though. It is the tile supply and the calendar.

The Design Manual asks for white cement tile on the Gulf Stream Bermuda houses and barrel tile in colour blends on the Spanish-Mediterranean Revival ones, so the material has to be specified and sourced before a start date means anything, and the permit itself is made on Highland Beach's form and reviewed by the town inside Highland Beach's portal. Plan a replacement here a season ahead rather than a month ahead, and in the meantime have the valley metal and the perimeter looked at every spring, because on this ground that is what goes first.