This Web Portal
This portal is the official record of the bi-annual roof condition assessment for the Association. It is intended for use by the Association, its property manager, and its insurance carrier. Each page is printable, and all source materials are available from the Downloads page. To share with your insurer, use the Share Link button in the top right, or send them directly to the Insurer Summary page.
Property Roof Systems
Modified Bitumen Roof, Areas B1-MB and B2-MB
Multi-ply modified bitumen installed in 2025 on Buildings 1 and 2 replacing the original Built-Up Roofing. Charles Taylor was Engineer of Record for design and construction administration. Performing as designed. Three maintenance items before hurricane season.
Concrete Tile Mansard, Areas B1-TM and B2-TM
Existing concrete flat tile on Buildings 1 and 2, predates 2025 reroof scope. Active maintenance items present. Capital planning awareness for end-of-life replacement.
Findings by Severity
Top Action Items
Complete before the June 1, 2026 hurricane season start.
| ID | System | Title | Severity | Window |
|---|---|---|---|---|
| F-4 | Tile (existing) | Broken concrete tile at sidewall flashing on oceanfront-facing slope | S2 | 30-60 days. Complete before June 1, 2026 hurricane season start. |
| F-5 | Tile (existing) | Cracked tile with rust bleed at sidewall step flashing | S2 | 30-90 days. |
| F-6 | Tile (existing) | Cracked hip tile with non-compliant field mastic repair | S2 | 30-90 days. |
| F-2 | Mod Bit (2025) | Surface rust transfer from condenser support stands onto adjacent membrane and screen-wall panels | S3 | 60-180 days for membrane and panel cleaning. Stand replacement coordinated with HVAC service schedule. |
| F-3 | Mod Bit (2025) | Granule and debris accumulation at drains, scuppers, and inside corners; one scupper with bird-nest debris | S3 | 0-30 days. Complete before June 1, 2026. |
| F-7 | Tile (existing) | Cracked tile and exposed proud fastener on tile slope | S3 | 60-120 days. |
| F-8 | Tile (existing) | Non-compliant field mastic repair at tile hip joint | S3 | 60-120 days. |
| F-9 | Tile (existing) | Mismatched replacement tiles in valley indicating end-of-supply-line condition | S3 | Capital planning over 10-12 year horizon. Salvage sourcing within 12 months. |
| F-1 | Mod Bit (2025) | Ponding water at internal drains and along screen wall base, dissipates within 48 hours | S4 | Monitor at next bi-annual (post-hurricane season, November-December 2026). |