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Lifetime Workmanship WarrantyWe replace and install metal roofing in Gulf Stream, but here the first question is whether the town will allow it, not which panel to buy. The Design Manual asks for tile true to the architectural style, and as we read the town's rules, metal on the main house is kept to style-appropriate or unpainted copper accents, with garages and other secondary roofs a separate discussion.
A free inspection tells you which case your property is, photographs the deck and perimeter, and gives you a written price for the metal that can be approved, whether standing seam on a garage near the Intracoastal or copper on an entry roof off Polo Drive. Our family company has roofed Palm Beach County since 1975 from Lake Worth Beach; we are Florida Certified Roofing Contractor CCC1327429, a GAF Certified Contractor and an Owens Corning Preferred Contractor, and the phone at 561-318-8624 is answered 24 hours a day.
The manual asks for tiled roof material true to the style of the house: white cement tile for Gulf Stream Bermuda, barrel tile colour blends for Spanish-Mediterranean Revival. Our reading of the town's rules is that metal on those houses is limited to style-appropriate or unpainted copper accents.
We do not treat that reading as the final word; we take the question, with drawings and a product sheet, to the pre-application meeting with the Town Manager, and the Architectural Review and Planning Board decides anything larger.
Unpainted copper is the metal that sits naturally with these houses, and it earns its place on the small roofs a tile covering handles poorly: an entry canopy, a bay, a low-pitched porch roof. Copper weathers to a patina rather than rusting, and it takes salt from the Atlantic and the Intracoastal without a painted finish to fail.
Where it meets tile, the flashing and fasteners must be compatible with copper or the junction corrodes, so the quote names them.
Secondary buildings are the usual place to propose standing seam: a garage, a guest house, a pool pavilion or a low-slope link between wings. Standing seam hides its clips under the seam, so no screw head sits in the salt air, which is why we quote it over exposed-fastener panels on this ground.
Exposed fasteners put screws and washers through the panel at close spacing, each one a corrosion point here. Whether a secondary roof may be metal is still the town's decision, so the proposal goes in before the order.
The panel is the simple part of a metal roof to specify and seldom what fails. Drip edge, rake trim, valley metal, clips and fasteners live in the same salt and decide the real service life, so our quote names the alloy and grade of each.
Under the panels the code allows more than one way to provide the secondary water barrier; we specify a self-adhered, high-temperature underlayment rated for metal. In Gulf Stream all of it is fastened to the 170 mph wind band.
For work in Gulf Stream, confirm requirements with the building department responsible for the property and complete any required historic or HOA review before ordering materials or beginning work.
Gulf Stream has no building department of its own. Roofing permits are filed on the Highland Beach MyGovernmentOnline portal under the Gulf Stream jurisdiction, and the contractor signs the Gulf Stream Construction Handbook before starting.
Any exterior change begins with a pre-application meeting with the Town Manager. Work under 300 square feet is reviewed by staff; larger changes go to the Architectural Review and Planning Board, and the third level is the Town Commission. That sequence is settled before the permit is filed.
The town is in the 170 mph wind band and the wind-borne debris region.
Working with Molsbee Roofing has been an outstanding experience from start to finish. The crew was dependable, respectful, and worked with incredible attention to detail. Throughout the project they felt like part of the family, always keeping us posted with all updates.Read on Google
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On the main roof of a Gulf Stream Bermuda or Spanish-Mediterranean Revival house, expect the town to ask for tile; as we read its rules, metal there is kept to copper or other style-appropriate accents. A garage, guest house or low-slope section is a different conversation.
Either way the question goes to the pre-application meeting with the Town Manager first, and we tell you at the free inspection which conversation you are having before you spend anything.
It depends on what the town allows you to build, so we price it once that is known rather than quote a figure per square foot. The main factors are roof area, the metal itself (copper sits well above aluminium or steel), panel profile and gauge, trim and fasteners graded for salt, deck repairs, and the permit through Highland Beach's portal.
After the free inspection you receive a written price with those as separate lines, whatever the size of the house.
Standing seam. Its clips sit under the seam, so the weather sees one continuous sheet, while an exposed-fastener panel puts screws and rubber washers through the metal at close spacing, and in Gulf Stream each of those sits in salt air from the Atlantic and the Intracoastal.
The washers harden and lift in time. Exposed-fastener panels cost less and have their place inland, but on a pool house or garage here we quote standing seam unless you ask otherwise.
In Gulf Stream the panel is rarely what ends a metal roof. The drip edge, valleys, clips and fasteners are, because they carry the salt from the Atlantic and the Intracoastal and are the parts a thin quote leaves vague.
Matching their alloy and grade to the panel, and keeping copper away from dissimilar metals it would corrode, is what lets the roof reach a long life; unpainted copper accents weather to a patina rather than rust. The installation carries our lifetime workmanship warranty and the panels the manufacturers' product warranties, both in writing, and when your insurer asks for a roof certification letter after the work, we provide one.
Often. Any exterior change in Gulf Stream starts with a pre-application meeting with the Town Manager; work under 300 square feet is reviewed by staff, while larger changes go to the Architectural Review and Planning Board, with the Town Commission above it.
A change of roofing material is the kind of change the Design Manual exists for, so plan for the board on anything beyond a small accent. The permit is then filed on Highland Beach's portal under the Gulf Stream jurisdiction.
Call 561-318-8624 for the free inspection: we photograph the roof and deck, and you get a written scope with the price to take into that meeting.
