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Lifetime Workmanship WarrantyA roof inspection in Gulf Stream is mostly an inspection of things that are not the roof covering. The town is tile, tile outlives what is fastened around it, and on the barrier side salt reaches the valley metal, the wall and chimney flashings, the collars and the drip edge long before it reaches a single tile.
So a roofer here starts at the perimeter of the whole roof and works inward, reads every valley and every flashing, lifts tile at several chosen points to see the underlayment and the fastening beneath it, tests any low-slope outlet, and reads the deck wherever it can be seen. You get the photographs and a written report with anything that needs doing named and priced, and with the grade of the metal we would put back stated, because that grade is what decides the service life of the roof on this ground.
The inspection is free either way. 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.
Gulf Stream is less than a square mile of barrier island with the Atlantic on one edge and the Intracoastal on the other, and the houses along Polo Drive and Gulfstream Road take salt from both. Their tile hardly notices.
The valley metal, the wall and chimney flashings, the vent collars and the drip edge do, and they are what an inspection here is really about. So the roofer reads each elevation separately, because the slope facing the water and the slope facing the golf course are seldom in the same shape, and photographs every run of metal rather than describing the roof as a whole.
Gulf Stream has no building department of its own. Under an interlocal agreement the Town of Highland Beach handles its roofing permits, so the application is filed on Highland Beach's MyGovernmentOnline portal under the Gulf Stream jurisdiction, and the contractor signs the Gulf Stream Construction Handbook before starting.
Before any of that, an exterior change begins with a pre-application meeting with the Town Manager.
The town sorts exterior work by size. Work under 300 square feet is reviewed by staff, larger changes go to the Architectural Review and Planning Board, and the Town Commission is the third level.
Our report states the area of any repair in square feet and how it sits against that threshold and the quarter-roof rule, so you know whether you face a staff sign-off or a hearing.
The inspection is free and the report is yours whatever it says. It carries photographs of the perimeter and each valley, flashing, collar and cap, the points where tile was lifted and what the underlayment and fastening looked like beneath, any low-slope section with its outlets, a count of cracked or slipped tile, and the deck wherever it could be read.
Then a short list: what needs doing now, what can wait, and what each line costs. Where metal is going back, the grade is written down, because on this island the metal grade is the service life of the roof.
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.
Merrick Molsbee and Molsbee Roofing Inc. Merrick showed up right on time and immediately made me feel confident about the work that needed to be done. He's extremely knowledgeable and took the time to explain everything clearly. Honest, professional service and clear communication is their top priority.Read on Google
Adam, Jeremy and the ENTIRE crew were amazing. Never rushed and never any "hard sell" tactics! From the estimate process to the final inspection, Molsbee Roofing has been extremely professional, attentive, organized, responsible, CLEAN, and genuinely formed a relationship built on trust.Read on Google
No. The inspection is free, and it stays free when the report says the roof is sound and nothing needs doing.
A roofer walks every elevation, lifts tile where the underlayment is in question, photographs the metal and sends you the images with a written report. If work is needed it is priced line by line; if it is not, the report says when to look again.
The Town of Highland Beach, under an interlocal agreement, through its MyGovernmentOnline portal, with the job filed under the Gulf Stream jurisdiction. The contractor signs the Gulf Stream Construction Handbook before starting.
Gulf Stream itself still reviews the exterior change first, beginning with a pre-application meeting with the Town Manager, so the order is town review, then permit, then roof. Our inspection report is built to open that first conversation.
Any exterior change starts with a pre-application meeting with the Town Manager. From there the size decides the route: under 300 square feet is a staff review, anything larger goes to the Architectural Review and Planning Board, and the Town Commission is the level above that.
The inspection measures the repair so you know which route applies. We do not quote a review time, because the town does not publish one.
Whether it is worth keeping. The Design Manual asks for tile true to the house's style, white cement tile on the Gulf Stream Bermuda houses and barrel tile in colour blends on the Spanish-Mediterranean ones, so any replacement piece has to match what is there.
The report records the profile and colour family, counts the cracked and slipped pieces, and, on clay barrel tile, says whether the roof is a candidate for lifting and resetting its own tile over new underlayment.
Yes. Houses here are often closed for part of the year, so we arrange access through whoever you nominate, walk the roof, and send the photographs and the written report to wherever you are.
Any work is then priced and, if you want it, scheduled after the town's review rather than ahead of it, so nothing is opened up until the decision is made.
