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Lifetime Workmanship WarrantyA roof inspection here is an inspection of the parts that actually end a roof on a barrier island, and almost none of them is the covering. Tile and panel hold up in salt air.
The valley metal, the wall and chimney flashings, the collars and the drip edge do not, and on a low-slope condominium deck it is the drains, the scuppers and the terminations. So a roofer starts at the perimeter of the whole roof and works inward, reads every valley and flashing, opens the covering at several chosen points to see the underlayment and the fastening, tests every outlet, and reads the deck wherever it can be seen.
Each elevation is assessed on its own, because on a three-mile strip with water on both sides two slopes of the same roof are rarely in the same condition. The report is written so a board can act on it.
It 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.
Highland Beach is mostly condominium towers along South Ocean Boulevard with a low-slope membrane deck on each, and then the tile houses on Bel Lido and Byrd Beach, and the two are inspected differently. On a deck we test every drain and scupper, walk each seam and termination, probe the parapet caps, and cut test squares where the insulation may be holding water, then close them before we leave.
On a house we lift tile at the valleys and the most exposed elevation to read the underlayment and the fastening. Same roofer, same free report, two different checklists.
Most towers here already have an engineer who reports to the board, and a roofer's survey is not a replacement for that. It is the part of the picture an engineer cannot get from a walk: what is under the membrane, whether the insulation is wet, which drains are seized and which terminations have let go.
We key every photograph to a location on the roof plan and write the findings in the order an engineer will want them, so the two reports sit side by side and the board is voting on one set of facts rather than two opinions.
Highland Beach counts more homes than year-round residents, and at the 2020 census more than four in ten units stood empty, most of them for the season. That means a roof here can leak from May to November without a soul underneath it, and in a tower the water goes into the slab and the unit below before anyone knows.
So we time inspections for the weeks before an owner leaves and after any real weather while they are gone, arrange access through the manager or whoever you name, and send the photographs and the written report to wherever you are.
The town writes its working calendar into code: weekdays 8 am to 6 pm, Saturdays 9 to 3 with no noise across the lot line and no dumpsters, concrete trucks or dump trucks, and nothing on Sundays or holidays. That matters at the inspection stage because anything we find has to be scheduled inside those hours, so the report says which items are hand work from a ladder and which need a weekday and a permit through the town's MyGovernmentOnline portal.
The island sits in the 170 mph wind band, so every piece of metal we price is priced fastened to that schedule.
For work in Highland Beach, confirm requirements with the building department responsible for the property and complete any required historic or HOA review before ordering materials or beginning work.
Highland Beach runs its own Building Department at 3616 South Ocean Boulevard, and every contractor registers on the town's MyGovernmentOnline portal before filing. The town has published no review time for roofing permits, so we do not quote one.
The working calendar is written into town code. Weekdays run 8 am to 6 pm. Saturdays run 9 to 3 with no noise carrying across the lot line and no dumpsters, concrete trucks or dump trucks, which means a tear-off is staged Monday to Friday. Sundays and holidays are off.
The whole island sits in the 170 mph design wind band and the wind-borne debris region. The code sets the secondary water barrier rules for a re-roof and permits more than one method; we seal a self-adhered barrier over the deck before the new roof goes on.
I had a roof leak that needed attention, and Molsbee Roofing was honestly a breath of fresh air. They came out quickly, found the issue right away, and didn't try to sell me on a full roof replacement or push any unnecessary work — just straightforward, honest service.Read on Google
Had Molsbee roofing do a patch on my roof. It was a very reasonable price, and they didn't try to oversell me. I'll absolutely use them when I'm ready to replace my roof.Read on Google
We signed or completed a few roofing jobs with a Highland Beach address over the last twelve months.
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Yes. A house on Bel Lido or a tower deck on South Ocean Boulevard costs the same to inspect, which is nothing, and it stays free when the report says the roof is fine.
A roofer walks the whole run, tests the drains and scuppers, photographs every termination, cuts test squares where the build-up is in question and closes them, and the manager, the board or the owner gets the images and a written report with each item priced.
Because the engineer reports on the building and the roofer reports on what is under the membrane, and the board needs both before it spends anything. An engineer will seldom cut a test square, pull a drain strainer or lift a parapet cap; we do, and we photograph what is there.
Our findings are keyed to the same roof plan the engineer uses, so the two documents read together. Where we disagree with a recommendation we say so in writing and explain why.
Every drain and scupper for flow and for the state of the clamping ring, every seam by hand, every termination bar and the sealant on it, the caps on the parapet, the curbs and flashings around rooftop equipment, and the membrane for blistering and ponding marks. Then a few test squares where the insulation may be wet, closed before we leave.
Each is photographed and placed on a plan, so the board can see which corner of the building the concern is in.
Yes, and for a great many owners here that is the only time it can be. We arrange entry through the building manager or whoever you name, walk the roof, and send the photographs and the written report to wherever you are.
If something needs doing, it is priced in that report and can be scheduled inside the town's weekday hours while the unit is closed, with after photographs sent the same way. Nothing is started without your yes in writing.
As a tile roof on a barrier island, which means the covering is the last thing we look at. We photograph the perimeter and the drip edge, then each valley, wall and chimney flashing and every collar, then lift tile at the valleys and on the slope facing the water to read the underlayment and the fastening beneath, and put everything back.
Two slopes of the same house here are rarely in the same state, so each is written up on its own with the grade of metal we would put back.
