South Palm Beach · Palm Beach County, Jupiter to Boca Raton
What a roof costs in South Palm Beach
A board comparing tenders for a flat deck on this strip is usually comparing the wrong things, and it is worth naming which. The total is the least informative figure in any of the documents, because it rests entirely on assumptions about what is under the covering and about the condition of the metal at the edges, and neither of those is visible in a number.
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South Palm Beach · Roof replacement cost
Roofing in South Palm Beach since 1975.
A board comparing tenders for a flat deck on this strip is usually comparing the wrong things, and it is worth naming which. The total is the least informative figure in any of the documents, because it rests entirely on assumptions about what is under the covering and about the condition of the metal at the edges, and neither of those is visible in a number.
What should be compared instead is a short list of specifics. What grade of termination bar, edge trim and kerb flashing is specified, named rather than described as coastal or marine, because on this strip that decision determines how long the new roof lasts.
What insulation allowance is included and what happens if the assembly turns out to be wet, which on a building that has been leaking is a real possibility and a large cost. How the work is phased over occupied homes, how material and waste move, and what happens if weather arrives mid-section.
And what the mechanism is for approving anything above an allowance, because on a roof this size extras accumulate quietly unless somebody has to sign for them. A tender written with those items stated can be compared honestly against another.
One that presents a total and a paragraph about the membrane cannot be compared with anything. All of that comes out of a free survey, and the report belongs to the association whoever it eventually appoints.
It is also worth asking each contractor how many separate sections their survey covered, because on a deck of this size a quick look and a mapped survey produce very different documents. Molsbee Roofing is a family business, roofing since 1975, based in Lake Worth Beach and working Palm Beach County from Jupiter to Boca Raton, licensed CCC1327429.
Every job is permitted and inspected and every price is itemised in writing before the work. Free roof inspections.
Call 561-318-8624, open 24 hours a day, 7 days a week.
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- Since 1975family-owned
More for South Palm Beach
More roofing in South Palm Beach.
Roof replacement, repair and commercial roofing pages for this town.
Good to know
What to know.
- Name the metal grades
Not coastal, not marine quality, but the actual specification for termination bars, edge trim, kerb flashings and fixings, written on the tender. On this strip those components are what fail first and what the salt is working on continuously, and they are a modest part of the cost. Two tenders that differ noticeably very often differ on this line and on very little else that matters.
- Ask about wet insulation
On a building that has been leaking, some of the assembly may have taken on water, and insulation that is wet does not dry out. Removing and replacing it is a real cost and it should be covered by a stated allowance with a rate, not discovered mid-programme. A tender silent on it has left the largest possible variation undescribed, which is not the same as it not existing.
- Phasing over occupied homes is a real line
Sections opened and closed within a working period, material hoisted and waste brought down, staging at roof level, and a plan for weather arriving mid-section. None of that appears in a rate per square, and all of it costs. A tender that ignores it will either disrupt residents or discover the constraint in week two, and neither outcome is one a board wants to explain.
- The variation mechanism is worth money
Photographs of everything found, a written variation and the board's approval before additional work proceeds. On a roof this size that mechanism is worth more than a percentage point on the rate, because it turns extras into decisions rather than surprises in the final account. It is the single item most worth insisting on when the contract is agreed.
How it works.
- 1
Free roof inspection
We photograph what we find and hand you a written, line-item estimate.
- 2
Written price
You see the price before anyone starts. No surprises on the invoice.
- 3
Permit and install
We pull the permit, do the work and clean up every day.
- 4
Inspection and warranty
County inspection passed, warranties registered, final walk with you.
Why Molsbee
Why Molsbee Roofing.
- Lifetime Workmanship Warranty
We stand behind the install for as long as you own the home.
- Florida licensed CCC1327429
Fully insured, every job permitted and inspected.
- 4.8 stars, 200+ Google reviews
Reputation built one Palm Beach County roof at a time.
- Family-owned since 1975
Three generations of Palm Beach County roofing.
Neighborhoods
South Palm Beach neighborhoods.
Where we work in and around town.
Full replacements we have priced across Palm Beach County since spring have landed in the county's typical range, and your building sets its own number, measured and written down at the inspection.
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Roofing questions
Frequently asked questions.
What does a flat roof cost on a building here?
It is priced from a survey rather than a rate, because the drivers are the condition of the metal at the edges, whether any of the assembly is wet, and how the work is phased over occupied homes. Full replacements we have priced across Palm Beach County since spring have landed in the county's typical range on residential work; a building deck is a different exercise. The survey is free. Call 561-318-8624.
How should the board compare two tenders?
On the specifics rather than the totals. Compare the named metal grades for terminations and edge trim, the insulation allowance and what happens if the assembly is wet, the phasing plan over occupied homes, and the mechanism for approving anything above an allowance. Two tenders that looked far apart frequently differ on those assumptions, and one of them will correct itself during the work at the association's expense.
What if the insulation is wet?
It does not dry out on its own, so it has to come out and be replaced, and on a building that has been leaking for a while that can be a substantial area. It should be covered by a stated allowance with a rate rather than left unmentioned. A test opening during the survey establishes how likely it is, which is far better done before a tender is accepted than discovered once the roof is open.
Why are the metal grades so important?
Because on this strip salt reaches the building from the ocean and the Intracoastal continuously, and it attacks the terminations, edge trim and fixings rather than the membrane. Those components hold the covering down and turn it up at the edges, so when they go, the roof goes with them regardless of how much life the membrane had left. Specified properly they last; specified generically they end the roof early.
Is the survey really free?
Yes, and the report belongs to the association whether or not we carry out the work. It maps the roof into sections, photographs the perimeter, every upstand and every penetration, and separates urgent items from what can be scheduled. A board that appoints another contractor is still better off holding that document than holding an assumption about the age of the covering.
