How to Use This Page
This single-page summary is designed to be printed or sent directly to an insurance carrier for renewal underwriting or claim submissions. The dated photographic baseline established by this inspection (67 photographs taken May 14, 2026) supports pre-storm vs. storm-caused damage documentation. To print as PDF, use your browser's Print > Save as PDF.
At-A-Glance SummaryFor Insurer Use
| Property | Windemere at Ponte Vedra Beach Condominium Association Buildings One and Two 900 Spinnakers Reach Drive Ponte Vedra, FL 32082 |
|---|---|
| Inspection | Pre-Hurricane Season Bi-Annual Condition Assessment · May 14, 2026 |
| Report | RCA-20260514-001 · Issued May 15, 2026 |
| Inspector | Kristophor C. Linster, P.E., RRC, CBECxP, LEED AP BD+C, CDT, RRO, CEI · Charles Taylor, Principal Engineer |
| Engineer of Record | Charles Taylor served as Engineer of Record for the 2025 modified bitumen reroof (design and construction administration). |
Roof Systems
| System | Area | Installed | Rating | Remaining Service Life |
|---|---|---|---|---|
| Multi-Ply Modified Bitumen (over specified insulation on existing concrete deck; replaced original BUR) |
B1-MB, B2-MB (central low-slope areas on Buildings 1 and 2) |
2025 | GOOD | 24 to 28 years |
| Concrete Tile Mansard | B1-TM, B2-TM (sloped flanking areas on Buildings 1 and 2) |
Existing (predates 2025) | FAIR | 10 to 12 years |
| Chimney Chases (new aluminum caps 2025 per A701; internal spark arrestors owner-controlled) |
B1-CH (Building 1 only; Building 2 has no chimneys) |
Caps: 2025 Arrestors: existing |
Common element: routine Arrestors: see Section 9 |
Long-term (caps) |
Code & Site Compliance
| Item | Value |
|---|---|
| Wind Speed (Vult) | 140 mph per ASCE 7-22 |
| Risk Category | II (residential condominium) |
| Exposure Category | D (immediate oceanfront) |
| HVHZ Status | NOT in High-Velocity Hurricane Zone (HVHZ applies only to Miami-Dade and Broward) |
| Wind-Borne Debris Region | Yes |
| Secondary Water Resistance | Required and confirmed present on 2025 mod-bit installation |
| Florida Building Code | FBC 2023 (8th Edition) |
| Atmospheric Corrosivity | ISO 9223 Class C5 (oceanfront, within 500 ft of shoreline) |
Findings Summary
| Tier | Definition | Count |
|---|---|---|
| S1 Critical / Emergency | Active leak or immediate failure potential | 0 |
| S2 Major | Significant condition; address in 30-90 days | 3 |
| S3 Moderate | Active maintenance; address before next bi-annual | 5 |
| S4 Monitor | Within normal envelope | 1 |
Action Items Before June 1, 2026 Hurricane Season
| ID | System | Action | Severity |
|---|---|---|---|
| F-4 | Tile (existing) | Broken concrete tile at sidewall flashing on oceanfront-facing slope | S2 |
| F-5 | Tile (existing) | Cracked tile with rust bleed at sidewall step flashing | S2 |
| F-6 | Tile (existing) | Cracked hip tile with non-compliant field mastic repair | S2 |
| F-2 | Mod Bit (2025) | Surface rust transfer from condenser support stands onto adjacent membrane and screen-wall panels | S3 |
| F-3 | Mod Bit (2025) | Granule and debris accumulation at drains, scuppers, and inside corners; one scupper with bird-nest debris | S3 |
| F-7 | Tile (existing) | Cracked tile and exposed proud fastener on tile slope | S3 |
| F-8 | Tile (existing) | Non-compliant field mastic repair at tile hip joint | S3 |
| F-9 | Tile (existing) | Mismatched replacement tiles in valley indicating end-of-supply-line condition | S3 |
| F-1 | Mod Bit (2025) | Ponding water at internal drains and along screen wall base, dissipates within 48 hours | S4 |
Pre-Storm Baseline Documentation
Sixty-seven (67) dated photographs were captured on the inspection date. These photographs serve as the pre-storm baseline of record for the 2026 Atlantic hurricane season. Photographs are available in the Photo Log on this portal and as a CSV catalog from the Downloads page.
Owner-Controlled Components (Out of Scope)
Chimney spark arrestors above the chimney flues are unit-owner-controlled components and are not common-element property. Condition of these components is documented in Section 9 of the full report for the Association's owner-notification process. See Owner Notification Sidebar.
Engineer Statement
The May 14, 2026 bi-annual roof condition assessment was performed by Kristophor C. Linster, P.E., as an in-person visual inspection from accessible roof surfaces. Findings are based on direct visual observation supported by photographic record. The undersigned served as Engineer of Record for the 2025 modified bitumen reroof and has continuity of knowledge of the as-designed conditions of that system.
Kristophor C. Linster, P.E., RRC, CBECxP, LEED AP BD+C, CDT, RRO, CEI
Principal Engineer, Charles Taylor
kcl@cts-engco.com