What we repair · Roof & Rooftop Structures
The Roof and What Sits on It
Roof findings appear in most milestone reports, along with the parapets, equipment supports and penetrations that are usually in worse condition than the roof itself.
We will turn it into a buildable scope, a phasing plan and a realistic range — so the board can decide with numbers rather than adjectives.
Not us
We do not perform the inspection. An engineer does
30/25
Years to first milestone — 25 within 3 miles of coast
Occupied
Buildings stay occupied while we work
Licensed
General contractor, licensed in the state of Florida
The parapet is usually worse than the roof
Boards budget for a roof replacement and the engineer's report also calls for parapet repair, equipment curb rebuilding and penetration remediation. Those items sit at the wettest, most exposed part of the building and they are frequently in poorer condition than the field of the roof anybody can see.
The sequencing point matters commercially as well as technically. A roof installed over unrepaired parapets and equipment curbs will leak at those points, and the roofing warranty will not respond because the failure is not in the roof. The association will have paid for a new roof and still have water coming in.
What is usually in the report
- Roof covering condition and remaining service life.
- Parapet walls and copings, which are highly exposed.
- Equipment curbs and supports, often original.
- Penetrations, which are where roofs actually leak.
- Roof-level structural members, particularly at overhangs.
What sits on the roof and when it arrived
Ask when each piece of rooftop equipment was installed. Air conditioning units, satellite dishes, antennas and cable trays added after the building was completed are frequently fixed straight through the roof covering, and each of those is a penetration nobody detailed and nobody recorded.
On an older building the accumulation can be substantial, and it is a common reason a roof that is not especially old is leaking in ways that appear random. Every one of those points needs addressing when the roof is replaced, or the new roof inherits them.
How we handle it
- 01Address structural items before the covering, always in that order.
- 02Repair parapets and copings properly rather than coating over them.
- 03Rebuild equipment curbs and supports as specified.
- 04Detail every penetration, since that is where leaks happen.
- 05Then install the roof system and document for the engineer.
Sequence matters absolutely here: structure, then envelope, then covering. A new roof installed over unrepaired parapets and curbs will leak at exactly those points, and the warranty will not help you because the failure is not in the roof.
Said plainly
Where we stop
If the association can only fund part of it, we will say the structural and parapet work must come first even though the visible roof is what the membership is asking about.
FAQ
Common questions
- Do we need to fix parapets before the roof?
- Yes. A new roof over unrepaired parapets leaks at the parapets, and the roof warranty does not cover that.
- Why are curbs in the report?
- They are usually original, highly exposed, and a common water path into the structure.
- Can residents stay during roof work?
- Yes. It is noisy and it is a normal occupied-building activity.
- How long does a roof last here?
- Less than the packaging suggests. Florida sun and salt are hard on every system.
The requirements
Milestone Inspections
Florida introduced statewide milestone inspections in 2022 following the Surfside collapse. If you are on a condominium or co-op board of a building three stories or taller, this applies to you.
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Phase 1 and Phase 2
Phase 1 is a visual inspection. If it finds substantial structural deterioration, Phase 2 follows — and that is the point at which boards start calling contractors.
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Structural Integrity Reserve Studies
A structural integrity reserve study identifies the major components and what it will cost to maintain them — and unlike the old reserve regime, funding for those items is no longer something a membership can vote to waive.
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Funding the Work
Once the scope exists, the board's problem stops being construction and becomes funding. There are three routes and they suit different associations.
Read more →
Choosing the Team
A board is assembling a team: an engineer, a contractor, an attorney and possibly a lender. How that team is structured matters as much as who is in it.
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More what we repair
Concrete Restoration
Salt reaches the reinforcement, the steel rusts, rust expands, and the concrete cracks off. It is the single most common finding in coastal Florida recertification and the hardest to price honestly.
Read more →
Balcony Repairs
Balconies are the most common structural finding and the most disruptive repair, because every one belongs to somebody who is living behind it.
Read more →
Building Envelope
The envelope is what stops water reaching the structure. Most concrete deterioration began as an envelope failure years earlier.
Read more →
Next step
Find out what is actually wrong with it.
An inspection, photographs of what we found, and a written scope. If the honest answer is that it can wait another season, that is the answer you will get.