November 2024

Top 5 Roofing Problems for Coastal Properties

For condo board members and property managers in coastal Florida, maintaining the integrity of your building’s roof is critical. The environment of Florida’s east coast presents unique challenges — salt corrosion, high winds, foot traffic, roof mounted equipment, intense UV exposure, and heavy rains — all of which can wreak havoc on your roofing system. To protect your property and avoid costly repairs, it’s essential to stay informed about the most common roofing problems and how to prevent them:

1 - Wind Damage

With frequent hurricane-force winds and tropical storms, wind damage is one of the most common issues for coastal properties. High winds can lift roof sections, and even tear entire sections of the roof off. Loose or damaged roofing materials leave the building vulnerable to water intrusion and structural issues. Regular inspections and the use of wind-resistant materials and designs can help mitigate this risk.

2 - Saltwater Corrosion

Salt in the coastal air can corrode roofing materials, particularly metal components like fasteners, flashing, and even certain metal roofing systems. Over time, salt corrosion can weaken the roof’s structure, leading to leaks and other problems. To combat this, it’s essential to use corrosion-resistant materials, such as stainless steel and aluminum. Regular maintenance is key to resisting salt exposure and extending the life of your roof.

3 - Water Intrusion and Leaks

Coastal areas experience high humidity and frequent rainstorms, making roofs susceptible to water intrusion. Water can enter through weak points, such as open seams or loose flashing, and cause significant damage to the building’s interior. Moisture trapped in the roofing system can lead to mold, mildew, and even structural decay. Installing proper waterproofing layers, combined with routine roof inspections, will help identify leaks early and prevent costly water damage.

4 - UV Radiation

Florida’s intense sunlight accelerates the aging process of roofing materials. UV rays can cause roofing materials to crack, warp, or become brittle over time. This damage reduces the roof’s ability to protect the building from weather conditions. Selecting UV-resistant materials can help extend the lifespan of your roof.

5 - Mold and Mildew Growth

Poor drainage, Humidity and frequent rainfall create the perfect conditions for mold and mildew to grow, particularly on flat or poorly ventilated roofs. Mold not only damages roofing materials but also presents health risks for building occupants. Ensuring proper drainage, ventilation and using mold-resistant materials are effective ways to prevent this issue.

Your roof is your building’s first line of defense against the harsh coastal environment. Visit our blog to read more about durable roofing materials and how Keystone Engineering and Consulting can help protect your investment....

KEYSTONE IN THE NEWS

Florida Today and MSN.com recently reported on a Brevard County condominium complex that needs comprehensive restoration. A thorough inspection by Keystone Engineering's Tomas Ponce revealed significant structural issues, including wood rot in balconies and concrete spalling in walkways. The condo board's proactive approach will restore the safety and structural integrity of the complex. Read the full coverage here....

PROJECT SPOTLIGHT

Keystone Engineering and Consulting was called to evaluate a 23-story residential condominium structure in Daytona Beach Shores, Florida, after sustaining notable hurricane damage. Exterior building components were significantly compromised including low-slope roofs at the main roof and porte-cochere, displaced envelope cladding at the north and south elevations, and blown-out windows in the 23-story atrium with glass shards embedded in interior atrium surfaces. 

Keystone was engaged to facilitate a full roof replacement, which included helicopter lifts to remove and replace two damaged 25-ton commercial air conditioning units at the main roof. Additional repairs included replacement of all exterior and some interior glassed openings in the high rise structure, replacement of all envelope materials (exterior insulation finishing system cladding), replacement of guardrails on balconies and parking decks, stripping of balcony topside surfaces to allow application of a waterproofing coating, and waterproofing and painting the building with a modernized color scheme.

COMMUNITY SPOTLIGHT

Keystone Engineering and Consulting is a proud sponsor of the 2024 Cocoa Beach Turkey Trot 5k. The race begins and ends in front of our Cocoa Beach headquarters. Presented by the Kiwanis Club of Cocoa Beach, proceeds benefit cross-country, track and field, and Key Club programs at Cocoa Beach Jr./Sr. High. For more information about this Thanksgiving Day tradition visit cocoabeachturkeytrot.com.

MEET OUR STAFF

Jim Emory has been fully committed to the concrete restoration industry for the last 30+ years. As a registered professional engineer (FL 60965), with a Bachelor of Science in Engineering from the University of Central Florida, Jim also holds Florida licenses as a General Contractor (CGC 059844) and Roofing Contractor (RC 29027436).

Jim’s focus has been concrete distress due to reinforcing steel corrosion caused by chloride contamination in coastal environments. This endeavor has expanded to include engineering and consultation on virtually all aspects of exterior coastal building maintenance and rehabilitation. His experience includes hundreds of completed projects for condominium associations and several government agencies, including NASA and the USAF.

Jim Emory, PE, SI #60965

President and Principal Engineer