Metal Roof Replacement in Gulf Stream

Standing seam belongs on the parts of a property that were never Bermuda or Mediterranean in the first place: a garage, a guest house, a loggia, a link between wings, a low-slope section that needs a covering rather than a style. On a primary elevation that the Design Manual describes, expect the manual to point at tile, and expect that to be the starting position rather than the final word.

Bring the board a real proposal or expect a real no.

1. An exposed-fastener panel puts hundreds of screws and neoprene washers through the metal into the deck. On the barrier side each one is a corrosion site and each washer hardens and lifts eventually.
2. Standing seam clips sit under the seam, so the weather sees a continuous sheet. It costs more.
3. On a property this close to the water it is worth what it costs, and it is the version we will quote unless you ask otherwise.

Panel is the easy part of a metal roof to specify and the least likely to fail. The drip edge, the rake and gable trim, the valley metal, the clips and the fastener alloy live in the same salt and decide the real service life.

A quote that names a panel and stays quiet about trim and fixings has left out the half that goes first. Ours names the grades, and on a Gulf Stream property we specify them to the barrier-side exposure rather than to an inland average.

Whatever the material, the paperwork here runs the same way. The board and the Design Manual settle what goes on.

Then the application is made on the City of Highland Beach's form through Highland Beach's online portal, and the Town of Gulf Stream reviews it there before the permit issues. We file the package complete, product approvals included, because two reviews punish an incomplete application twice.

Sometimes, and it depends entirely on the house and on the Architectural Review and Planning Board. The Design Manual asks for tiled roof material true to the architectural style on the houses it describes, so on a Bermuda or Mediterranean Revival elevation tile is the starting position.

Ancillary structures and low-slope sections are a different conversation. We will tell you which one you are having before you spend anything.

Standing seam on this side of the Intracoastal. An exposed-fastener roof relies on hundreds of screws through the panel and neoprene washers that harden, and here they are all sitting in salt.

Concealed clips keep the weather off the fixings. The exposed-fastener panel is cheaper and has its place further inland and on outbuildings.

Not the way people imagine. Panel goes over a solid deck and a self-adhered underlayment, not over open purlins, so rain sounds much as it does under tile.

Heat is the more useful point: a light finish reflects a good deal of what lands on it, which counts on a house that takes sun off the water.

Longer than most coverings if the trim and the fixings match the panel, and no longer than the cheapest part if they do not. The failure on a coastal metal roof is almost never the field of the roof.

It is the edge metal, the valleys, the flashings and the fasteners, which is why our quotes name those grades separately.

Call 561-318-8624 or book the free roof inspection. A roofer measures the roof, reads the deck and the perimeter, photographs everything and tells you where the Design Manual is likely to land on your house.

You receive a written scope and price in lines: tear-off, deck repair allowance, underlayment, panel with gauge and finish, trim and fixings with grades named, permit and inspections, cleanup.