Tile Roof Replacement in Manalapan

The town lists the colour of roof tile among the exterior changes that need Architectural Commission approval, and the commission meets on the first Thursday of the month at ten in the morning. That is the date the whole job is built around.

We settle the profile and the colour, get the submittal ready for a meeting, and only then file the permit through the town's My Government Online portal. Ordering tile before the approval is the one mistake on a Manalapan roof that costs both money and months.

1. On a tile roof whose underlayment has failed, the tile itself often has years left. Where enough of it is unbroken and the profile is still made, we lift it, replace the underlayment, the flashings and the fastening, and relay the same tile with new pieces filling the gaps.
2. The waterproofing is entirely new and the colour is the one already approved. Where too much is cracked, or the profile has been discontinued, new tile is the honest answer, and the new colour goes back to the commission.
3. We count the tile at the inspection and put both on paper.

Under a tile roof on this strip there is a set of parts that ages faster than anything you can see: the valley metal, the flashings at walls and chimneys, the drip edge and the fasteners holding it all down. Salt works on those chemically and, on the beach side, wind-driven sand works on them mechanically.

A tile roof that looks fine from the street can be failing at the valleys. So we open the covering at several points to read what is underneath rather than judging it from the tile, and we name the metal grades on the quote.

For the colour of the tile, yes. The town lists roof tile colour and a replacement or change of roofing among the exterior changes that need the Architectural Commission, and it meets on the first Thursday of the month.

If you are relaying the same tile in the same colour, ask the town before assuming you can skip it. Either way, we do not order material until the position is confirmed in writing.

The waterproofing is just as new, because the underlayment, the flashings and the fastening are all replaced and that is what keeps water out. What you keep is the tile, which on a sound concrete roof has plenty of life in it.

It is the wrong choice when too many pieces are cracked or the profile is out of production, because mismatched tile is visible from the street and the commission has a view about that.

Ask about the metal, not the tile. Tile outlives most of what is fastened around it, and on a property with two water frontages the valley metal, the flashings and the fasteners are what set the real service life.

That is why our quotes name the grade of those parts. A price that matches an inland one has almost certainly used inland metal.

A change in roofing is exactly the kind of exterior change the Architectural Commission reviews, so that decision is the town's before it is ours. Bring it to a first-Thursday meeting with the material and the colour settled.

We will prepare what the submittal needs and price both the tile and the alternative so you can put real numbers in front of the commission.

Call 561-318-8624 or book the free inspection. A roofer walks every aspect, counts and lifts tile, photographs the underlayment, the valleys and the edge metal, and reads the perimeter first.

You get the photographs and a written scope in lines: tear-off or lift, deck repair allowance, underlayment, tile, flashing and metal with the grades named, permit and inspections, cleanup.