Roof Inspection Services in Broward & Palm Beach County
Diagnostic roof evaluations performed by licensed roofing contractors. Evidence-based assessments to determine condition, identify deficiencies, and provide the information needed to make informed decisions about repair versus replacement.
General Contractor
CGC-1526236
Roofing Contractor
CCC-1331464
HVHZ Inspection Requirements for Broward & Palm Beach County
Broward County and portions of Palm Beach County fall within Florida's High Velocity Hurricane Zone (HVHZ), where roof inspections must verify compliance with enhanced wind-resistance standards. HVHZ provisions require specific fastening patterns, material approvals, and installation methods that differ from standard Florida Building Code requirements. Inspections in these jurisdictions evaluate whether roofs meet HVHZ fastening schedules, tile foam adhesive coverage, metal roof clip spacing, and shingle nailing patterns.
Licensed roofing contractors familiar with HVHZ code provisions can identify non-compliant installations that may affect insurance eligibility, wind mitigation credits, or future repair requirements. Florida Statute 627.7011(5) authorizes licensed contractors, engineers, and architects to certify remaining roof life for insurance renewals—a process requiring detailed knowledge of both material condition and code compliance status.
Looking to Hire a Roofing Contractor in South Florida?
Before you hire anyone to work on your roof, read our comprehensive guide covering HVHZ requirements, dual licensing, wind mitigation reports, insurance documentation, and what to verify for different roof types.
Read the Complete Hiring GuideWhat Is a Professional Roof Inspection?
A professional roof inspection is a systematic, evidence-based diagnostic evaluation of a roof system performed to identify material degradation, structural vulnerabilities, moisture intrusion pathways, and code compliance issues. Unlike visual walk-throughs, a true inspection assesses how the roof performs as an integrated system under wind, water, and thermal stress conditions.
- •Roofing material condition and failure patterns
- •Fastening, attachment, and uplift resistance evaluation
- •Flashing, penetration, and transition integrity
- •Active and latent water intrusion indicators
- •Drainage performance and ponding risk
- •Structural deck condition and load behavior
- •Florida Building Code and HVHZ compliance verification
- •Photographic documentation for engineering, insurance, or remediation use
What Does a Roof Inspection Identify?
A professional roof inspection is designed to identify both visible and hidden conditions that affect roof performance, lifespan, and insurability. These findings are evaluated as part of a system, not isolated symptoms.
- •Material wear, aging, and manufacturing failure indicators
- •Improper installation or fastening deficiencies
- •Moisture intrusion paths not visible from the interior
- •Wind uplift vulnerabilities and attachment risks
- •Code compliance issues affecting insurance eligibility
- •Conditions that may require repair versus full replacement
Roof Inspection vs Roof Repair vs Roof Replacement
Roof inspections, repairs, and replacements serve different purposes and should not be conflated. An inspection is a diagnostic process, while repair and replacement are corrective actions based on documented findings.
| Roof Inspection | Roof Repair | Roof Replacement |
|---|---|---|
Purpose Identify conditions, risks, and system performance | Purpose Correct isolated, confirmed defects | Purpose Restore full system integrity |
When It's Appropriate Unknown roof condition or conflicting symptoms | When It's Appropriate Limited, localized failure with remaining service life | When It's Appropriate Widespread deterioration or end-of-life system |
Outcome Documentation and professional recommendations | Outcome Temporary or permanent correction of specific issues | Outcome New roofing system meeting current code |
Why Roof Problems Are Commonly Misdiagnosed
Most roof failures do not originate at the point where damage becomes visible. They develop through hidden system interactions that are frequently overlooked during surface-level evaluations.
- •Water migration occurring far from the point of interior staining
- •Capillary action and hydrostatic pressure beneath roofing assemblies
- •Improper flashing integration at transitions and penetrations
- •Fastener back-out and attachment failure not visible from grade
- •Thermal expansion, contraction, and ventilation imbalance
- •Deck deflection or substrate deterioration concealed by underlayment
Accurate diagnosis requires evaluating how the roof performs as a system, not isolating individual symptoms.
Next Steps After a Roof Inspection
A professional roof inspection establishes the factual condition of the roofing system. Any corrective action should be based strictly on documented findings, material performance, and remaining service life.
Metal roofing systems often require specialized inspection due to concealed attachment methods, thermal movement accommodation, and wind resistance characteristics that differ from other roofing materials. For properties with standing seam or structural metal roofs in HVHZ jurisdictions, our Metal Roof Inspection Services in Broward County and Metal Roof Inspection Services in Palm Beach County provide system-specific evaluation of clip integrity, fastener performance, and panel condition.
Concrete and clay tile roofing systems present unique inspection challenges, including underlayment integrity assessment, tile breakage patterns, mortar deterioration, and fastening adequacy. South Florida's tile roofs require diagnostic evaluation of concealed underlayment condition and hip/ridge securement. Our Tile Roof Inspection Services in Broward County and Tile Roof Inspection Services in Palm Beach County provide material-specific analysis of tile condition, underlayment performance, and structural attachment.
Flat and single-ply roofing systems on commercial properties and low-slope residential structures require diagnostic protocols that differ fundamentally from steep-slope inspections. Membrane condition, seam integrity, drainage performance, and concealed moisture detection are critical evaluation components. Our Flat & Single-Ply Roof Inspection Services in Broward County and Flat & Single-Ply Roof Inspection Services in Palm Beach County include infrared thermography, systematic probing, and substrate evaluation for TPO, PVC, EPDM, modified bitumen, and built-up roofing systems.
Insurance carriers—including Citizens Property Insurance Corporation—require specific inspection protocols and contractor certifications for coverage underwriting, renewal eligibility, and premium determination. Insurance-driven inspections differ from standard condition assessments in documentation requirements, remaining useful life certification, and regulatory compliance standards. For properties requiring insurance-compliant roof evaluation or carrier-mandated certification, our Insurance Roof Inspection & Certification Services provide licensed contractor attestation accepted by Florida property insurance carriers.
Addressing isolated, confirmed defects identified during inspection
System-level solutions for owner-occupied properties
Engineered roofing systems for commercial and multi-unit buildings
Material-specific evaluation and corrective options for tile systems
Performance-based solutions for standing seam and structural metal roofs
Repair or replacement considerations based on shingle condition and age
What Does a Roof Inspection Include?
A professional roof inspection evaluates the roof as a complete system rather than a collection of visible components. The inspection documents material condition, performance risks, and compliance factors that affect service life and insurability.
- 1
Roofing Material Condition
Assessment of wear, deterioration, fractures, uplift, or surface failure
- 2
Fastening & Attachment Systems
Evaluation of mechanical fasteners, adhesives, clips, and securement methods
- 3
Flashing & Penetrations
Inspection of transitions, terminations, vents, skylights, and wall interfaces
- 4
Water Intrusion Indicators
Identification of moisture migration, staining, trapped water, or leak pathways
- 5
Drainage & Water Management
Review of slope, scuppers, gutters, internal drains, and ponding conditions
- 6
Structural Deck Condition
Examination for deflection, rot, corrosion, or delamination where accessible
- 7
Wind Resistance & Code Compliance
Verification of installation methods against Florida Building Code and HVHZ requirements
- 8
Photographic Documentation
Time-stamped images supporting all findings and recommendations
"Most roof problems aren't obvious from the ground. We get on the roof, into the attic when needed, and document what we see with photos so the condition is clear, defensible, and actionable—whether the next step is a repair, a replacement, or an insurance conversation."
When Is a Roof Inspection the Appropriate First Step?
A roof inspection is appropriate when the condition or cause of a roofing issue is uncertain. Diagnostic evaluation should precede any corrective work when symptoms do not clearly indicate isolated failure.
- •Water intrusion with no visible exterior damage
- •Conflicting symptoms such as leaks without material failure
- •Post-storm evaluation where damage extent is unclear
- •Insurance documentation or underwriting requirements
- •Property transactions requiring condition verification
- •Preventive assessment for aging roofing systems
In these scenarios, inspection establishes factual conditions before repair or replacement decisions are made.
For commercial properties requiring ongoing condition monitoring and early problem detection, scheduled inspections through a preventative roof maintenance program provide consistent documentation, reduce emergency repair costs, and support insurance compliance requirements.
What the Inspection Includes
Comprehensive evaluation of all roofing system components, material-specific analysis, and documentation of deficiencies
Roofing Material Assessment
Material-specific analysis of condition, degradation patterns, and remaining service life based on exposure, fastening integrity, and manufacturer specifications
Water Intrusion Analysis
Identification of active and historical leak patterns, moisture migration paths, and compromised penetrations using visual inspection and documentation
Flashing & Termination Evaluation
Assessment of roof-to-wall terminations, valley flashings, counter-flashings, and all transition details for code compliance and water-tightness
Wind Resistance & Fastening
Verification of attachment methods, uplift resistance, and compliance with High Velocity Hurricane Zone requirements where applicable
Structural Deck Assessment
Evaluation of roof deck integrity, deflection, and adequacy of support structure where accessible
Drainage & Ponding Analysis
Review of water management systems, identification of areas with inadequate drainage, and assessment of gutter and downspout functionality
Code Compliance Review
Documentation of existing conditions relative to current Florida Building Code requirements and High Velocity Hurricane Zone provisions
Photographic Documentation
Comprehensive photographic record of conditions, deficiencies, and areas of concern for insurance, sale transactions, or future reference
Who Should Schedule a Roof Inspection
Homebuyers & Sellers
Pre-purchase roof assessments identify deferred maintenance and estimate remaining service life. Sellers benefit from pre-listing inspections that document condition and prevent last-minute transaction issues.
Insurance-Related Inspections
Insurers increasingly require roof inspections for policy renewals, especially for roofs 15+ years old. Florida Statute 627.7011(5) allows licensed contractors to certify remaining useful life.
After Severe Weather Events
Post-storm inspections document wind and hail damage for insurance claims and determine if repairs meet the threshold requiring permits or full replacement under the 25% rule.
Proactive Maintenance Planning
Periodic inspections identify small problems before they become expensive failures. Early detection of deteriorating flashings, failing sealants, or loose fasteners prevents interior damage.
Active or Historical Leaks
When water intrusion occurs, surface symptoms rarely reveal the full extent of the problem. Comprehensive inspection traces moisture migration paths and identifies all affected components.
Before Renovation or Addition
Evaluating existing roof condition before construction helps avoid mid-project complications. If the roof is near end-of-life, replacement before the addition may be more cost-effective.
Understanding Inspection, Repair, and Replacement
Roof Inspection
A diagnostic evaluation performed to assess current condition and identify deficiencies. The inspection process produces documentation of existing conditions but does not include repair or replacement work.
Inspections serve multiple purposes: pre-purchase due diligence, insurance certification under Florida Statute 627.7011(5), post-storm damage assessment, or proactive maintenance planning. The deliverable is information — not construction work.
Roof Repair & Restoration
Targeted intervention to address specific deficiencies while preserving the existing roofing system. Repair work may range from isolated leak remediation to comprehensive slope restoration involving all flashings, penetrations, and vulnerable components.
Repair becomes the appropriate path when the underlying roofing material retains sufficient service life and the deficiencies are localized or can be systematically addressed without disturbing the entire assembly. Cost-effectiveness depends on the extent of work required relative to the remaining roof lifespan.
Florida Building Code Section 706 (based on IBC Section 1511) historically required full roof replacement when repairs exceed 25% of a roof section within 12 months. However, Florida Statute 553.844(5) now exempts roofs permitted after March 1, 2009, from this provision — allowing repairs of any size as long as the repaired area meets current code.
Roof Replacement
Complete removal and replacement of the roofing assembly. Replacement becomes necessary when the existing material has reached the end of its serviceable life, when widespread failure has occurred, or when the cost of comprehensive repair approaches or exceeds replacement cost.
Age alone does not dictate replacement. A 20-year-old tile roof with intact tiles, properly functioning flashings, and adequate underlayment may retain years of service life. Conversely, a 10-year-old asphalt shingle roof with widespread granule loss, multiple failed penetrations, and compromised deck may warrant full replacement.
The inspection process provides the data necessary to make an informed decision. We assess material condition, evaluate repair options, estimate costs for both approaches, and provide guidance based on the specific circumstances of your roof — not predetermined sales objectives.
Why Inspections Should Be Performed by Licensed Roofing Contractors
Florida's High Velocity Hurricane Zone encompasses Broward and Miami-Dade Counties, with portions of Palm Beach County also subject to enhanced wind load requirements. HVHZ provisions impose specific fastening schedules, material approvals, and installation methods that differ substantially from standard code requirements.
Contractors who primarily work outside the HVHZ may lack familiarity with these requirements. A tile roof that appears properly installed may have inadequate foam adhesive coverage or incorrect fastening patterns — deficiencies not apparent from visual inspection alone but critical to wind performance. Metal roofing systems require specific clip spacing and attachment methods in the HVHZ. Single-ply membrane installations demand higher seam strength and perimeter attachment loads.
Licensed roofing contractors maintain current knowledge of Florida Building Code provisions, local amendments, and HVHZ-specific requirements through continuing education mandated for license renewal. This regulatory familiarity informs the inspection process and ensures that identified deficiencies reflect actual code violations rather than stylistic preferences.
Material-specific expertise also matters. Each roofing system has characteristic failure modes that experienced contractors recognize immediately. Concrete tile roofs commonly experience underlayment degradation before tile failure. Asphalt shingles exhibit predictable patterns of granule loss and seal failure. Metal roofing systems develop fastener backup and panel distortion. Single-ply membranes fail at seams and terminations. Identifying these patterns requires hands-on installation experience with the specific material type.
Florida Statute 627.7011(5) authorizes specific license classifications to certify remaining roof life for insurance purposes. Licensed roofing contractors (CCC), general contractors (CGC), building contractors (CBC), and residential contractors (CRC) all qualify under the statute. Home inspectors and unlicensed individuals do not. Insurance carriers typically require certification from statutorily authorized inspectors.
All Phase Construction USA holds both General Contractor (CGC-1526236) and Roofing Contractor (CCC-1331464) licenses. Our inspections are performed by personnel with direct installation experience across all common roofing systems used in South Florida, familiarity with HVHZ requirements, and the statutory authorization to provide insurance certification letters when conditions warrant.
Florida Statute 627.7011(5) — Roof Certification Authority
Under Florida law, insurance companies cannot non-renew a policy solely based on roof age if an authorized inspector certifies the roof has at least 5 years of remaining useful life. Authorized inspectors include:
- Licensed home inspectors under Chapter 468
- Certified building code inspectors
- Licensed general contractors, building contractors, or residential contractors
- Licensed professional engineers
- Licensed architects
Inspections performed by individuals outside these categories do not satisfy the statutory certification requirement. When insurance-related roof certification is the objective, verification of the inspector's credentials is essential.
Next Steps After Your Inspection
Based on the inspection findings, you may need repair, restoration, or replacement services tailored to your specific roof type and condition.
Roof Repair & Restoration
Targeted repairs for localized problems or comprehensive restoration to extend service life
Residential Roof Replacement
Complete roof replacement for homes when repair is no longer cost-effective
Commercial Roofing
Commercial flat roof systems, single-ply membranes, and low-slope applications
Tile Roofing
Concrete and clay tile systems with proper flashings and verified foam adhesive
Metal Roofing
Standing seam metal roofing systems designed for South Florida wind loads
Shingle Roofing
High-wind rated asphalt shingle systems for South Florida conditions
Roof Inspection Services Across South Florida
Boca Raton • Deerfield Beach • Pompano Beach • Fort Lauderdale • Delray Beach • Coral Springs • Boynton Beach • West Palm Beach • Hollywood • Plantation • and surrounding communities in Broward and Palm Beach Counties
Schedule Your Free InspectionPeople Also Ask
Roof Inspection FAQs
What is the difference between a roof inspection and a free roof estimate?
A roof inspection is a diagnostic evaluation intended to identify conditions, failure mechanisms, and system performance. A free estimate is typically a pricing exercise based on visible symptoms and does not involve comprehensive diagnostic analysis.
Do I need a roof inspection before repairing a leak?
Yes. Roof leaks often originate far from the point where damage becomes visible. A professional inspection identifies the actual cause of water intrusion so repairs address the defect rather than the symptom.
How long does a professional roof inspection take?
Most roof inspections take between 60 and 90 minutes, depending on roof size, system complexity, and accessibility. Additional time may be required for documentation and analysis.
Will a roof inspection tell me if I need repair or replacement?
Yes. A professional roof inspection evaluates material condition, attachment integrity, and remaining service life to determine whether repair is technically sufficient or full replacement is warranted.
Are roof inspections used for insurance or underwriting purposes?
In many cases, yes. Inspection documentation may be used to support insurance evaluations, underwriting decisions, or post-storm damage assessments, depending on insurer requirements.
How often should a roof be professionally inspected?
Most roofing systems should be inspected every one to two years, and after major storm events, to identify developing issues before they result in failure.
Need Help Choosing the Right Roofing Contractor?
Before hiring a roofing contractor for repairs or replacement, learn what to look for in South Florida's High Velocity Hurricane Zone. Our comprehensive guide covers HVHZ requirements, wind mitigation, documentation, dual licensing, and what to verify before you sign.
Read: How to Hire a Roofing Contractor in South FloridaSchedule a Professional Roof Inspection
Comprehensive diagnostic evaluation of your roofing system performed by licensed roofing contractors. We provide the documentation and analysis you need to make informed decisions about your roof.