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Lifetime Workmanship WarrantyWe have not replaced a roof in Gulf Stream, so there is no Gulf Stream figure on this page and we are not going to make one up for a town of about a thousand people. What we can show you is our own county data and what it does and does not tell you about a roof here.
Full residential re-roofs across Palm Beach County cost between about $8,000 and $48,000 over the last twelve months, and the middle of the pack was just under $20,000. A Gulf Stream roof will sit at the top of that and frequently above it, for reasons that are specific and checkable rather than vague.
The houses are large. The Design Manual asks for tiled roof material true to the architectural style, which means white cement tile on the Gulf Stream Bermuda houses and barrel tile in colour blends on the Spanish-Mediterranean Revival ones, and tile is the most expensive covering we install by weight, material and labour.
The barrier side carries the county's coastal wind rating, so the fastening, the underlayment and the grade of the edge, valley and flashing metal are specified to it. And the town has no permit desk of its own, so the application goes through Highland Beach's portal and Gulf Stream reviews it there.
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.
A town price is only worth printing when it rests on enough signed re-roofs in that town to mean something, and in Gulf Stream we have signed none. This is a place of about 950 residents on less than a square mile, so even a handful of jobs would produce an average that described those houses and not yours.
The county range in the introduction above is drawn from our own signed residential re-roofs across Palm Beach County, and the free inspection is how it becomes a written figure for a particular roof on Polo Drive or Gulfstream Road.
Gulf Stream sits in the 170 mph design wind band and the wind-borne debris region, and the estimate carries that in several lines. The fastening schedule for the tile and for the deck is heavier than an inland one.
The underlayment runs across the whole roof rather than the edges, and we specify a self-adhered secondary water barrier over the deck once the old covering comes off. None of it can be thinned on a sheltered slope, because between the ocean and the Intracoastal there is no such slope.
Each item is priced where you can see it.
The island is reached along A1A, and a tile roof is a heavy thing to bring in. Pallets of tile, the dumpster for the old covering, the lift or conveyor that moves tile to the roof, and the ground protection under all of it arrive by that road and are staged on a lot that is usually a garden.
The Construction Handbook every contractor signs governs how the site is kept. Those are real lines on a Gulf Stream quote, and a number that reads lower has often left them out and will find them later.
On a cared-for tile roof the usual fault is a piece of metal, not the tile, priced as a repair. Most repairs we signed across Palm Beach County last year cost between about $1,500 and $4,800, with the middle around $1,800.
A vent collar, a length of drip edge or a wall flashing sits low in that range; rebuilding a valley or renewing underlayment under lifted tile sits high. Larger repairs also count toward the quarter-roof rule.
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.
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Across Palm Beach County our full re-roofs ran between about $8,000 and $48,000 last year with the middle near $19,800; we have signed no Gulf Stream re-roof to quote from.
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There is no Gulf Stream number because we have not re-roofed here, and we will not make one up. Across Palm Beach County our full residential re-roofs ran between about $8,000 and $48,000 last year, with half of them under $20,000.
A large tile roof on the barrier side, fastened to the island's wind band, sits at the top of that range and can go past it. The free inspection turns the range into a written price for your roof.
Because it is built into the fastening, and the fastening is labour and material. In the 170 mph band the tile is fixed to a heavier schedule, the deck is renailed to code, the underlayment covers the whole roof, and we lay a secondary water barrier over the deck before the tile.
The metal at the edges, valleys and walls goes on in a grade that survives salt. Those are separate lines on the estimate, and they are the lines an inland price does not carry.
Not in Gulf Stream, as a rule. The Design Manual asks for tile true to the architectural style of the house, white cement tile on the Bermuda houses and barrel tile blends on the Spanish-Mediterranean ones, and the town's rules leave little room for metal beyond style-appropriate or unpainted copper accents.
So the saving available elsewhere by switching coverings is not on the table here. On clay barrel tile, the saving that is available is resetting the sound existing tile over new underlayment; white cement tile is priced as new tile.
It adds sequence. An exterior change begins with a pre-application meeting with the Town Manager, is reviewed by staff or the Architectural Review and Planning Board depending on its size, and only then is the permit filed on Highland Beach's MyGovernmentOnline portal under the Gulf Stream jurisdiction.
None of that changes our price, and we do not quote a review time because the town does not publish one. What it can cost is a wrong start: a roof opened before the tile is approved and on the ground.
Book the free roof inspection or phone 561-318-8624, answered around the clock. A roofer measures every elevation, lifts tile at chosen points, photographs the valleys, flashings and edge metal, and notes the tile profile and colour family the Design Manual will expect.
The written estimate is set out in lines you can compare against anyone else's: tear-off or lift, deck repair allowance, secondary water barrier and underlayment, tile, metal by grade, permit and inspections, site protection and cleanup.
