Full Report

Section 1: Cover & Report Metadata

Section 2: Executive Summary

Charles Taylor performed an in-person bi-annual roof condition assessment of Windemere at Ponte Vedra Beach Condominium Association on May 14, 2026. The inspection covered Buildings One and Two at 900 Spinnakers Reach Drive, Ponte Vedra, FL 32082. The inspection occurred within the pre-hurricane-season window recommended for Northeast Florida coastal properties and serves as the dated photographic baseline of record for the 2026 storm season.

Two Roof Systems, Reported Separately

Plus Area B1-CH (Building 1 chimney chases): new aluminum louvered caps installed under the 2025 scope per drawing A701. Internal spark arrestors above the flues are unit-owner-controlled. See the Owner-Controlled Items section.

Section 3: Property and Roof System Description

Windemere at Ponte Vedra Beach Condominium Association is a multi-building oceanfront luxury condominium community within the Marsh Landing community in St. Johns County, Florida. The property's east-facing roof edges sit at the immediate Atlantic Ocean shoreline within ASCE 7-22 Exposure D and within 500 feet of the shoreline (ISO 9223 Class C5 corrosion environment).

Engineer of Record History

Charles Taylor served as Engineer of Record for the design and construction administration of the 2025 modified bitumen roof replacement covering Areas B1-MB and B2-MB on Buildings One and Two. The original Built-Up Roofing (BUR) system was removed and replaced with a multi-ply modified bitumen assembly over specified insulation on the existing concrete roof deck. The existing concrete tile mansard (B1-TM and B2-TM) was not part of that scope and pre-dates the 2025 reroof. The Building 1 chimney chases (B1-CH) received new aluminum caps under the 2025 scope per drawing A701, but the internal spark arrestors above the flues remain unit-owner-controlled.

Roof Areas

Construction Drawings of Record

See the Drawings page for Windemere Condominiums Roof Replacement (Buildings One and Two) dated May 9, 2024.

Section 4: Site & Code Context

Section 5: Inspection Methodology

Kristophor C. Linster, P.E., conducted an in-person bi-annual roof condition inspection on May 14, 2026. The inspection covered the modified bitumen roof fields (Areas B1-MB and B2-MB), the perimeter screen-wall assemblies, the internal drains and through-wall scuppers, the rooftop equipment, the Building 1 chimney chase enclosures (Area B1-CH), and visible portions of the concrete tile mansard slopes (Areas B1-TM and B2-TM) on Buildings One and Two. Sixty-seven (67) photographs were captured during the inspection and form the documentary record of this report.

Scope and Method

This was a visual condition assessment performed from accessible roof surfaces. No destructive testing, no infrared moisture survey, and no uplift testing were performed as part of this bi-annual cycle. Findings are based on direct visual observation supported by the photographic record. The engineer of record continuity for the 2025 modified bitumen system informs the interpretation of the membrane field condition.

Severity Rubric

Section 6: Findings Register

See the detailed Findings page for all 9 findings with photographs.

Section 7: Photo Log

See the Photos page for the complete 67-photo gallery.

Section 8: Recommendations and Action Plan

Modified Bitumen Roof (2025): Maintenance Items

Complete before June 1, 2026. Combined scope under $10,000 pending contractor pricing.

• F-1 Ponding water at internal drains and along screen wall base, dissipates within 48 hours. Action: Monitor at each bi-annual inspection. Re-confirm dissipation timing after the first significant rain event of each season. No corrective work required at this time.
• F-2 Surface rust transfer from condenser support stands onto adjacent membrane and screen-wall panels. Action: Coordinate with the HOA and the HVAC service vendor on a plan to either (a) replace the ferrous support stands with 316 stainless steel or hot-dip-galvanized assemblies during the next condenser servicing cycle, or (b) institute a freshwater rinse cadence on the stands and adjacent membrane per coastal best practice. Concurrently, soft-wash existing rust transfer from the membrane and screen-wall panels using low-pressure water and a pH-neutral cleaner. Document cleaning for warranty record.
• F-3 Granule and debris accumulation at drains, scuppers, and inside corners; one scupper with bird-nest debris. Action: Clear all drains, scupper throats, and inside corners of accumulated granules and debris. Remove the bird nest from the obstructed scupper. Install code-compliant scupper basket strainers sized to retain debris without restricting flow. Remove loose ferrous fasteners from the membrane field. Add monthly drain-and-scupper inspection to the facilities maintenance log. Complete before the start of the 2026 Atlantic hurricane season on June 1.

Concrete Tile Mansard (Existing): Repair Items

Address within 30 to 120 days. Combined scope $10,000 to $30,000 pending contractor pricing.

• F-4 Broken concrete tile at sidewall flashing on oceanfront-facing slope. Action: Replace damaged tiles in kind (matching available stock per F-9 below). Verify underlayment integrity beneath; if compromised, replace local section of underlayment and re-install tiles per FRSA/TRI Florida High Wind Concrete and Clay Tile Installation Manual. Use only 316 stainless or hot-dip-galvanized fasteners.
• F-5 Cracked tile with rust bleed at sidewall step flashing. Action: Replace cracked tile and inspect underlayment in the immediate area. Open up the reglet termination, replace any ferrous flashing or fasteners with 316 stainless or copper, and re-bed counterflashing in fresh sealant.
• F-6 Cracked hip tile with non-compliant field mastic repair. Action: Remove field-applied mastic, replace cracked tile in kind, and re-bed hip tiles per FRSA/TRI manual using appropriate mortar bedding or factory-engineered hip-rake-and-ridge fasteners.
• F-7 Cracked tile and exposed proud fastener on tile slope. Action: Replace cracked tile in kind. Drive or replace proud fastener with 316 stainless ring-shank fastener. Remove broken mortar debris.
• F-8 Non-compliant field mastic repair at tile hip joint. Action: Remove mastic, replace damaged tile, and re-bed hip per FRSA/TRI manual.
• F-9 Mismatched replacement tiles in valley indicating end-of-supply-line condition. Action: Cosmetic at present. Begin sourcing salvaged matching tile from architectural-salvage suppliers and stocking on site for future repair. As the existing tile mansard approaches the end of its 10-12 year remaining service life, begin capital planning for full tile replacement.

Capital Planning

Begin capital planning for full tile mansard replacement within the next 5 to 7 years to align with the estimated 10 to 12 year remaining service life. The modified bitumen roof installed in 2025 does not require capital planning at this time.

Section 9: Owner-Controlled Components

Section 10: Service Life and Capital Forecast

Section 11: Limitations and Scope

This bi-annual roof condition assessment was performed as a visual inspection from accessible roof surfaces on May 14, 2026. The scope of this inspection did not include destructive testing, core cuts, infrared moisture surveys, or wind uplift testing. The findings reflect conditions observed on the date of inspection. Subsequent storm events, mechanical damage, or other intervening events may alter conditions; observations from this report should not be relied upon as a representation of conditions at any future date.

Components identified as owner-controlled or as falling outside the Association's common-element responsibility are described for the Association's information and are not within the corrective-action scope of this report.

Cost-range estimates in this report are conceptual and are intended for budget orientation only; qualified contractor pricing should be obtained before authorizing any scope of work.

Section 12: Appendices

• Appendix A: Roof Plan — See sheet A101 on the Drawings page.
• Appendix B: Photo Log — See the Photos page.
• Appendix C: Standards Referenced — FBC 2023, ASCE 7-22, FS 553.899 (SB 4-D), OIR-B1-1802 (Rev. 04/26), NRCA Manual, FRSA/TRI Florida Manual, ASTM A123, ISO 9223, NFPA 211.
• Appendix D: Manufacturer and Warranty Information — Modified bitumen system: on file with Charles Taylor (EOR). Tile mansard: Association to supply.
• Appendix E: Weather Data — NOAA NCEI Storm Events Database for St. Johns County, to be incorporated in the final-record version.
• Appendix F: Construction Drawings — See the Drawings page.