Roofing in Palm Beach Gardens

Palm Beach Gardens sits inland of the Intracoastal with no ocean frontage, so its roofs see less salt than Juno Beach or North Palm Beach to the east. The typical house dates from the mid nineties, newer than anything else in the north county, and most of it is behind a gate.

PGA National was master-planned from the late seventies around its golf courses; BallenIsles holds many neighbourhoods inside a single gate; Mirasol, Evergrene, Frenchman's Creek and Alton fill in the rest. Concrete tile is what you see on most of these streets, usually to an association specification of profile and colour, and a whole generation of it is reaching its first replacement at the same time.

Every roof here is inside the wind-borne debris region, so the tile is fastened to the coastal standard even on the inland side of the city.

Our recent Palm Beach Gardens work came to us almost entirely by referral: tile-era re-roofs on Aspen Way, Beaconhill Road and Harbour Isles Place, and repair calls on Illicium Drive. What those roofs taught us is that a Gardens re-roof is scheduled backwards.

The tile has to be ordered and on the ground, the staging booked and the dry-in planned before the association's clock starts, because once the old roof comes off the days are counted. The other lesson is what fails first.

A concrete tile roof from the nineties rarely fails at the tile; the underlayment under it wears out, the mortar at the hips and ridges cracks and the flashings at the walls let go, so the roof can look right from the cart path and be finished underneath.

1. Get the association packet approved first, then let us file with the city; the committee letter is usually the slower half of the wait. In PGA National the completion clock starts at tear-off, so we do not open a roof until the tile is delivered and the inspections are lined up.
2. Ask for the approved tile profile and colour list before you look at samples, and if you want a different profile, that is a committee conversation before it is a roofing one. On a nineties tile roof, ask what the tile is: on clay barrel tile a lift-and-relay, where sound tile is set aside and re-laid over new underlayment, can be priced beside new tile, while a concrete tile roof is quoted as new tile throughout; that answer is most of the price.
3. And ask for the workmanship warranty and the manufacturer's material warranty in writing, as separate documents, so you know who covers what.

Each of these has its own Palm Beach Gardens page, covering what is different behind the gates and a real job where we have one: tile roof replacement, roof leak repair, roof inspection, roof replacement cost, metal roof replacement, shingle roof replacement, flat roof repair and replacement, storm damage roof repair, roof maintenance and commercial roofing. On a tile street the useful place to start is tile roof replacement or roof leak repair; for a shop or office on PGA Boulevard or Northlake Boulevard, start with commercial roofing.

Pick the one that fits, or call and we will talk it through.

A set number of calendar days from the start, under the property owners' association rules, and the Architectural Review Committee has to approve the job before it begins. That clock is why we do not tear off in PGA National until the tile is on site, the dry-in is planned and the city's inspections are booked.

Weather can still stop a roof, so we build slack into the plan rather than promise a date the weather can take away.

Your association, before the city ever sees the permit. In PGA National that is the Architectural Review Committee; BallenIsles, Mirasol, Evergrene and Frenchman's Creek each have their own board.

Most keep a short approved list of concrete tile profiles and colours, and a request outside it takes longer than a re-roof inside it. Ask for the list first and we will price from it, and if you are considering a change, we can put together the samples and roof details the committee wants to see.

Yes. The city sells an expedited review for a fee, but most re-roofs do not need it; the city's own guidance says smaller permits may be approved within days, and the association letter is usually the slower step anyway.

Where paying makes sense is a roof that is already open to the weather or a completion clock that is already running. We will tell you when it is worth it and when it is money spent on the wrong bottleneck.

Tile, almost everywhere, because that is what the associations expect and what the houses were built for. A nineties house behind a gate in Mirasol or Evergrene has trusses sized for concrete tile and a committee that keeps it that way.

Shingle is lighter and quicker to install, and it is possible on some streets outside the gates, but check the rules before you price it; an association that turns down a shingle roof after the deposit is a costly way to learn them. Where a roof is clay barrel tile and the tile itself is sound, a lift-and-relay over new underlayment is often the right middle path; concrete tile goes back as new tile.

June through November. On a tile roof the time to prepare is spring: count cracked and slipped tiles, check the mortar at the hips and ridges and look at the flashing where the roof meets a wall, because a tile that is already loose is what leaves in the first big wind.

After a storm, look for slipped or missing tile from the ground, check the ceilings under the valleys and call before anyone walks the roof. The inspection is free and we photograph what we find, so you have a record from before the season as well as after.

Palm Beach Gardens is the newest housing of the north county, 1995-median, so many original roofs are only now reaching the point where shingle is finished and tile underlayment is due. In Palm Beach County a shingle roof generally lasts 13 to 18 years, tile 15 to 20, metal 20 to 25, and a flat roof 15 to 20.

The city is inland of US-1 with no ocean frontage, so salt is a smaller factor than in Juno Beach or Jupiter, though the wind band changes across the city and we check the parcel. Behind the gates the association sets the pace: PGA National's rules require architectural approval for a re-roof and require the job to finish within 45 calendar days of starting, so tile delivery and staging are booked before the permit, not after.

The city's portal is PDF-only and offers a paid two-day review if the schedule needs it.