Roofing in SoSo, West Palm Beach: repair, replacement and free inspections

Good to know

About roofs in SoSo (South of Southern).

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  Roof repair in SoSo

  The ceiling stain is not where the water comes in. On a Southland Park barrel roof it is usually a chimney or parapet flashing that opened years ago; on a Broadmoor ranch it is underlayment cracked at a lap under tile that looks perfect; near Flagler Drive it is a valley rusted through; on a new house it is a wall flashing or a flat roof that ponds. Water runs along the felt from the entry point until a nail lets it through, often a room or two away. So the repair starts on the roof, not on the drywall. A Molsbee roofer traces the water uphill, lifts tile where the felt looks tired, probes the metal, photographs the spot and repairs exactly that. If the roof is sound, we say so. If the felt has failed across a slope, we show you the pictures and the re-roof conversation starts honestly. Most of what we do south of Southern is repair.

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  Roof replacement in SoSo: tile, metal, shingle and flat

  A replacement here starts with the address. A visible change on a Prospect Park South or Southland Park house may need a certificate of appropriateness first; a new house on a teardown lot needs only the City of West Palm Beach permit. Then the roof: old tile stripped and, on the historic houses, sound clay saved for hips and ridges; the deck walked board by board and rot replaced, which on plank sheathing is the biggest unknown on the job; new self-adhered underlayment; valleys and drip edge in stainless or copper on the lagoon side; then the roof you chose. Clay barrel where the street was built with it, concrete flat or S-tile on the ranch blocks, standing-seam metal where the look and the wind case both make sense, architectural shingle where the budget says so, and TPO or modified bitumen on the flat sections, each priced as its own line. The city inspects at dry-in and final.

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  Free roof inspection in SoSo

  A roofer, not a salesperson, walks the roof and, where there is a hatch, the attic. On a SoSo roof that means lifting tile at a few laps to see the felt, checking every boot, valley and flashing, looking hard at the metal on the lagoon side, probing the flat sections and their drains, and pressing on the deck for soft boards. He photographs the whole way. You get the pictures and a written note that says one of three things: the roof is fine, it needs this repair at this price, or it is at the end of its life and here is why. People south of Southern book one for a stain, after a windy night, before they buy or sell a house, and when the block starts re-roofing, because roofs built together fail together. There is no charge either way.

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  What a roof costs in SoSo

  Full replacements we have priced across Palm Beach County since spring have landed in the county's typical range, and inside that range a SoSo roof lands on the size and pitch of the roof, the material, how many layers come off, what the sheathing looks like once it is bare, how many chimneys, valleys and flat tie-ins need flashing, and whether the historic board has a say. Each of those is a separate line on our written price, and if the deck opens up worse than the roofer expected, you see the photographs and approve the extra first. Financing is available on a replacement, and we explain the state storm-hardening programs plainly at the inspection. We work the whole 33405 area, Prospect Park South, Southland Park, Broadmoor, Ellamar, Edgewater and Homewood, for homeowners, buyers and sellers. Call 561-318-8624 and a roofer comes out to look.