Roof Leak Repair in Manalapan
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A leak on this strip is usually an edge that gave way somewhere else. Wind gets under a covering at a rake, an eave or a ridge before it gets under anything in the middle of a slope, and on a Manalapan property that edge metal has had salt working on it chemically and wind-driven sand working on it mechanically for years.
So the water shows up over a bedroom and the cause is a thinned run of drip edge two elevations away. That is why we do not go straight to the stain.
We start at the perimeter of the whole roof, work inward, check every valley, collar, flashing and cap, and open the covering at several points to read the layer underneath. On a house with the ocean on one side and the Intracoastal on the other, every aspect is assessed on its own, because the beach side and the west side are usually in different condition.
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.
- Freeroof inspection with photos
- Writtenprice before any work
- Lifetimeworkmanship warranty
Start at the perimeter, not the stain
Water travels. It runs along a batten, down a rafter and through the ceiling somewhere that has nothing to do with where it got in.
Chasing the stain is how a roof gets three repairs and still leaks. We photograph the whole perimeter first, then the valleys, the collars, the flashings and the caps, then we open the covering at several points to read what is under it.
You get the pictures, so the diagnosis is something you can see rather than something you have to take on trust.
After weather, look at every edge
- After a real blow it is tempting to fix the one place something is visibly missing and stop. On this ground that is the expensive choice, because the run of edge metal beside the gap has usually been thinned by the same sand, and it is what the next storm takes.
- So a storm call here is a full perimeter examination on every aspect, and the quote separates what has failed from what is about to.
When the house is empty
A lot of these houses are used for part of the year. We arrange entry with whoever the owner nominates, inspect between stays, and report remotely with photographs and a written scope, so a problem is found and priced before a visit rather than on the first morning of one.
Where the repair can be done from outside, it can be done while the house is closed up, and you get the after photographs the same way.
What a repair costs, and when it stops being one
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 corroded collar, a length of drip edge, a cracked tile or a tired wall flashing sits at the low end.
A rebuilt valley or a section of new underlayment sits at the top. Past a quarter of the roof area repaired inside a year, the code generally calls for the whole roof to come up to current code, and we will tell you when you are near that line.
Can you find a leak without tearing the roof apart?
Nearly always. We read the perimeter first, then the valleys, collars, flashings and caps, then open the covering at a few chosen points rather than at random.
Tile lifts and goes back. On a low-slope section we test the outlets.
The result is a photographed diagnosis rather than a guess, and the report names the repair and prices it.
The stain is over my bedroom. Is that where the leak is?
Usually not. Water runs along battens and rafters and comes through the ceiling wherever it finds a gap, which can be two rooms away from the entry point.
That is why we do not start there. Starting at the stain is how a roof gets patched three times and still leaks after the fourth storm.
Should I repair or replace after storm damage?
It depends on how much of the roof has already been repaired and how the edge metal has fared. If the perimeter is thinned across several elevations, patching one gap buys you until the next blow.
We show you the photographs of every edge and give you both prices where both are honest, and we will say plainly when a repair is the better money.
Do you work on a house that is closed for the season?
Yes, and it is often the right time. We arrange access with whoever the owner nominates, inspect between stays, and send photographs and a written scope, so nothing is discovered on the first day of a visit.
Exterior work can be scheduled for a stretch when the house is empty and you see the after photographs from wherever you are.
How quickly can you look at a leak in Manalapan?
Call 561-318-8624 and someone picks up, whatever the hour. We are in Lake Worth Beach, one bridge west, and we work this coast every week.
Tell us where the water is showing and whether anything came off in the weather, and we will tell you what to do to protect the inside of the house until a roofer is on the roof.
