Commercial & flat roofs in Broward
Choosing a flat roof system in Broward
TPO is a white single-ply membrane with heat-welded seams that reflects sun and heat. Modified bitumen goes down in layers and is common on smaller buildings and the flat sections of homes. Built-up roofs use several plies for a heavy, durable surface. Coatings can extend the life of a roof that's still sound, but they don't fix a wet one.
Drainage decides how long any flat roof lasts. Ponding water, clogged drains and scuppers, and failed flashing at parapets and rooftop equipment cause most of the leaks I see. Wet insulation under the membrane usually means a tear-off, not a recover.
Condo buildings three stories and taller now have to complete structural integrity reserve studies, and the roof is one of the items they cover. I help boards understand where their roof stands before the numbers go into the budget.
- Common systems
- TPO, modified bitumen, built-up
- What decides lifespan
- Drainage and flashing
- Product approval
- Miami-Dade NOA or HVHZ Florida approval
- Who I work with
- Condo boards, property managers, business owners
Broward building code
What Broward code means for a flat roof
Commercial and low-slope roofs in the HVHZ are built as approved assemblies, attached and inspected for high wind uplift.
Approved assemblies
The membrane, insulation, cover board and fasteners are approved as a system for HVHZ wind uplift. Mixing products outside the approval isn't allowed.
When a new layer is allowed
The Florida Building Code limits when a new roof can go over an old one. A wet roof, or one that's already been recovered, has to come off.
The roof is in the study
Structural integrity reserve studies for condo buildings three stories and up include the roof, so its condition affects the association's budget.
Planned around tenants
Phased work, protection at entrances and clear schedules keep a business or condo running during the job.
General information, not legal, engineering or insurance advice. Your city's building department and your policy have the final word. Read the full Broward code guide →
Process
How it works
Walk the roof
Drains, seams, flashing, equipment curbs and ponding areas.
See what's underneath
Where it matters, a contractor takes core samples or a moisture scan.
Compare systems and bids
TPO, mod-bit or built-up, compared line by line.
Oversee to final
I follow the job through permits and inspections.
Questions
Commercial & flat roofs questions from Broward homeowners
TPO or modified bitumen: which is better?
TPO reflects heat well and suits large, open roofs. Modified bitumen is tough and forgiving, and is common on smaller buildings and residential flat sections. The right choice depends on the building, the drainage and the budget.
Can we coat our flat roof instead of replacing it?
Sometimes. A coating can extend the life of a roof that's dry and in fair shape. If the insulation underneath is wet, a coating only hides the problem.
Do you work with condo associations?
Yes. I help boards and managers understand the roof's condition, compare bids on equal terms and plan the work around residents.
How much does a commercial roof cost in Broward?
Commercial roofs are priced by the square foot, and the number varies widely with the system, insulation, drainage changes and access. I'll get you comparable bids so you can see the real range for your building.
Where I work
Commercial & flat roofs in every Broward city
Pick your city for local permit, HOA and neighborhood notes.
Coastal Broward
More services
Other ways I can help
Free estimate
Talk to Oscar about your roof
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