Flat Roof Repair and Replacement in Gulf Stream
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Almost no house in Gulf Stream has a flat roof, and almost every house has flat roofing on it. It is the loggia, the link between two wings, the pavilion by the pool, the garage, the section behind a parapet that nobody can see from Polo Drive.
Those are the parts that leak, and they leak at the same place nearly every time: the tie-in where the low-slope membrane meets the tile above it or turns up a wall. Water gets no help from gravity on a low slope, so a detail that a pitched roof would forgive is not forgiven here, and on the barrier side the metal at that detail is sitting in salt.
These sections are measured and priced on their own rather than folded into a rate for the whole roof, because they are a different system with a different failure and a different warranty. Molsbee Roofing is a family company, roofing Palm Beach County since 1975 from our shop in Lake Worth Beach, Florida Certified Roofing Contractor CCC1327429.
Free roof inspections and every line in writing. Phone answered 24 hours a day at 561-318-8624.
- TPO and modified bitumenflat roof systems
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The tie-in, not the field
Where a low-slope section meets tile above it, or runs up a wall, a piece of metal and a termination are doing the work. That is what fails, and on a coastal property it fails sooner because the metal is in salt.
When we open a leaking loggia the water has almost always travelled from that junction rather than from the middle of the deck. So the repair starts by taking the tie-in apart and rebuilding it, not by coating over it.
Behind a parapet, water has to be sent somewhere
- A low-slope section drains because someone made it drain: scuppers, an internal drain, a cricket behind a wall, a fall built into the insulation. Behind a parapet, which is where a lot of Gulf Stream's flat roofing sits, there is nowhere for water to go by accident.
- If it is standing for days it will find every seam. We check where the water is meant to go before quoting a covering, because a new membrane over a section that ponds buys a few years and the same phone call.
Priced on its own, not averaged in
A loggia deck or a pavilion is a different system from the tile above it: different material, different fastening, different warranty, different labour. It gets its own square footage and its own lines on the quote, so you can see what it cost.
A single number for a whole house with a large low-slope section in it has averaged two different jobs, and the difference shows up once the work starts.
Out of sight, still the Design Manual's town
A membrane nobody can see from the street is usually not what the Architectural Review and Planning Board is interested in, but the permit route does not change: the application goes on Highland Beach's form through its online portal and the Town of Gulf Stream reviews it there. Where low-slope work is part of a wider replacement, or changes a visible edge or parapet cap, treat it as a design item and settle it before the schedule.
Why does my loggia leak when the tile roof above it is fine?
Because it is a different roof. Low-slope sections drain slowly, and the junction where the section meets the tile or a wall is doing the work gravity does on a pitched roof.
That junction is where the water starts. We open it, photograph what is behind it and rebuild the detail rather than coating over the symptom.
Can you just coat it?
Sometimes, and when a coating is genuinely right we will say so and it will be cheaper. It is wrong when the section does not drain, when the tie-in has failed, or when there is trapped moisture in the build-up, because a coating seals that in.
You will see photographs of which of those you have before you spend.
How do I know if there is water trapped in my flat roof?
You open it. We cut test squares in a few chosen places and look at the layers, which tells you whether the insulation is wet and how far it has travelled.
It is a small, patchable intervention and it is the difference between a repair that works and a coating over a wet roof that fails quietly for three years.
Does low-slope work need the board's approval in Gulf Stream?
A membrane behind a parapet usually is not what the board is looking at, but the permit still goes through Highland Beach's portal with the town reviewing it there, and anything that changes a visible edge, cap or parapet detail is a design question. Ask before scheduling rather than after.
How do I get a flat roof estimate in Gulf Stream?
Call 561-318-8624 or book the free roof inspection. A roofer measures the low-slope sections separately, tests the outlets, opens the covering at a few points, examines every tie-in and photographs all of it.
You receive a written scope with those sections on their own lines: tear-off, insulation and fall, membrane, terminations and metal with grades named, drains, permit and inspections.
