Flat Roof Repair and Replacement in Manalapan
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Most flat roofing in Manalapan is not a flat roof. It is a low-slope section on a house that is otherwise tile or metal: a lanai, a loggia, a pool pavilion, a garage or a link between two wings.
Those sections leak more often than the sloped roof above them, and they almost always leak at the same place, which is the tie-in where the low-slope membrane meets the sloped covering or runs up a wall. Water gets no help from gravity on a low slope, so a detail that would be forgiving on a pitched roof is not forgiving here.
Add two water frontages, and the metal at every one of those tie-ins is in salt on all sides. These sections are measured and priced on their own rather than folded into a square-foot rate for the whole roof, because they are a different system with different material and a different failure.
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.
- TPO and modified bitumenflat roof systems
- Lifetimeworkmanship warranty
- CCC1327429Florida licensed
The tie-in is where it goes
Where a low-slope section meets a tile or metal roof above it, or runs up a wall, there is a piece of metal and a termination doing the work. That is the detail that fails, and on a coastal property it fails sooner because the metal is in salt.
When we open a leaking lanai the water has usually travelled from that junction rather than from the middle of the deck. So the repair starts by pulling the tie-in apart and rebuilding it properly, not by coating over the top of it and hoping.
Drainage, not slope
- A low-slope roof drains because someone made it drain. Scuppers, internal drains, a cricket behind a wall, a fall built into the insulation.
- Once ponding water is standing on a section for days it finds every seam, and in this climate it is standing there for a good part of the year. We check where the water is meant to go before we quote the covering, because a new membrane over a section that does not drain buys you a few years and the same phone call.
Measured and priced on its own
A lanai or a pavilion deck is a different system from the roof above it. Different material, different fastening, different warranty, different labour.
So it gets its own lines on the quote with its own square footage, and you can see what it cost. A quote that gives one number for a whole house with a big low-slope section in it has almost certainly averaged the two and will find the difference once the work starts.
Salt on every side of the detail
On a property that runs from the ocean to the Intracoastal there is no elevation where ordinary metal survives. The counter-flashing at a wall, the edge metal at a scupper, the clamping ring at a drain: all of it is in salt air on every side of the house at once.
We name the grades on the quote and specify the harsher exposure across the whole roof rather than averaging the two frontages, because averaging is how the seaward detail gets underbuilt.
Why does my lanai leak when the main roof is fine?
Because it is a different roof. Low-slope sections drain slowly, and the junction where the section meets the sloped roof or a wall is doing work that gravity does on a pitched roof.
That junction is where the water almost always starts. We open it, photograph what we find and rebuild the detail rather than coating over the symptom.
Can you just coat my flat roof?
Sometimes, and when a coating is genuinely the right answer we will say so and it will be cheaper. It is the wrong answer when the section does not drain, when the tie-in has failed, or when there is trapped moisture in the build-up, because a coating seals that in.
We tell you which of those you have before you spend, with photographs.
Does a low-slope section cost more per foot than the tile above it?
It costs what it costs and it is measured separately so you can see it. The material, the fastening and the detailing are different from a sloped roof, and the tie-ins are labour rather than area.
What we will not do is bury it in an average, because that is how a quote looks competitive until the section is opened.
Do I need Architectural Commission approval for flat roof work?
For a repair to a section nobody can see from the street, usually not, but ask the town rather than assume, because the commission reviews exterior changes and it meets only on the first Thursday of the month. If your low-slope work is part of a wider replacement or changes the look of the house, treat it as a commission item and plan around that date.
How do I get a flat roof price in Manalapan?
Call 561-318-8624 or book the free inspection. A roofer measures the low-slope sections separately, tests the outlets, opens the covering at several points, examines every tie-in and photographs the lot.
You get a written scope with the low-slope sections on their own lines: tear-off, insulation and fall, membrane, terminations and metal with grades named, drains, permit and inspections.
