Roof Inspection Boynton Beach, FL | Remaining-Life Report

Roofs in Boynton

Three Boynton Beach Roof Questions Worth Answering Early

Sun, salt and hurricane season are a given. The questions below are more specific to how Boynton was built and what it has been through.

Local field sheetBoynton Beach, FL

Sheet · Roof Inspection

Boynton Beach runs in bands from the Intracoastal west: 1920s subdivisions and 1960s waterfront condos in the east, large 55+ communities near Congress Avenue, then gated communities past the Turnpike, some with a Boynton Beach address but outside the city limits.

County: Palm Beach County, FL
Building code zone: Outside the HVHZ · region set by design wind speed
From our office: 34.8 miles from 3610 N 65th Ave, Hollywood
Typical homes: 1960s to 1980s condos and CBS houses in the east, gated concrete-block homes out west
55+ living: Sterling Village, Hampshire Gardens and Leisureville in the east, the Valencia series out west
Condos: Condo and co-op buildings of three or more stories recertify with the city at 25 years
City or county: Some western addresses are unincorporated, so permits may sit with Palm Beach County
Water and salt: Intracoastal, Boynton Inlet and the marina to the east. Flood zones vary by address
ZIP codes: 33426 · 33435 · 33436 · 33437 · 33472 · 33473

Neighborhoods we cover

Lake Boynton Estates
Hampshire Gardens
Sterling Village
Leisureville
Marina District
Renaissance Commons
Quail Ridge
Valencia Reserve
Valencia Bay
Valencia Cove
Valencia Lakes
Valencia Pointe
Valencia Grand
Valencia Del Mar

Is your roof from after Wilma?
Hurricane Wilma caused widespread damage here in October 2005. A roof replaced in the repairs that followed is now around 20 years old, past the 15-year line in Section 627.7011 and a few years short of the 25-year mark Citizens sets for soft roofing.
Who owns the roof?
In many Boynton condos, co-ops and 55+ communities, the association maintains the roof. In others, it is the owner's. Read the documents first. If it belongs to the association, ask for its age and re-roof records, because your insurer may want them too.
How close are you to the inlet?
Metal flashing and fasteners near the Intracoastal and Boynton Inlet take more salt than those past the Turnpike, so two roofs of the same age can be at different stages. We adjust where we look closest based on where the house sits.

On the roof

What We Check on a Boynton Beach Roof

The drone is up. Work down the list, or tap a pin, then switch to X-ray to see what Peter checks from inside the attic.

Roof covering
Cracked or slipped tile, shingle granule loss, rust on metal panels, blisters on flat sections. We separate sound coverings from ones close to replacement.
Tiles · shingles · panels
Ridges & hips
Ridge and hip caps, plus the mortar or foam holding them. Wind finds these first, so they get a close look after any named storm.
Caps · adhesion
Flashing & penetrations
Vents, pipe boots, skylights and wall flashing, where leaks usually begin. Near the Intracoastal, corroded flashing can leak while the rest of the roof looks fine.
Most leaks start here
Fascia, soffit & drip edge
Fascia, soffit and drip edge for rot, gaps and pest entry. Wood trim on older east-side homes gets more attention than stucco on newer ones.
Rot · gaps
Underlayment & roof deck
Inside the attic we look for stains, daylight and soft decking, including spots a post-Wilma re-roof may have covered instead of replaced.
Seen from the attic
Attic ventilation
Intake and exhaust vents that manage attic heat and moisture. Limited ventilation in some older Boynton homes can shorten the life of the roof above.
Heat · moisture

Drone photo of a clay tile roof during a roof inspection in South Florida

Drone · 120 ft

Why inspect the roof

A Boynton Beach Roof Inspection Before the Insurer Asks

Roof age comes up when you buy, when you renew and after any storm. Section 627.7011 keeps an insurer from refusing a homeowner's policy solely over the age of a roof under 15 years old. Once a roof reaches 15, the insurer must allow an inspection by an authorized inspector at your expense, and age alone cannot be the reason if that inspection shows five or more years of useful life. Licensed home inspectors can qualify, subject to insurer approval.

Peter documents the covering, flashing and edges up close or by drone, then moves into the attic to see the underside. Tile can crack under foot, so we stay off it when a drone shows more. You get photos of the whole roof and an estimated remaining life. A sealed deck from a re-roof also counts on a wind mitigation form, so it is worth noting while we are there.

Drone photos across the full roof surface
Remaining-life estimate you can hand to an insurer
Attic check for leaks the outside will not show

Buying in Boynton
Learn the roof's condition and rough remaining life while you can still negotiate over it.
Renewal coming up
Carriers ask about age. Citizens wants proof of at least five years left on soft roofs over 25 and hard roofs over 50.
After a storm
Photograph wind damage while it is fresh, for your roofer or your claim.
Association roof
If the association owns it, an independent look shows you what to ask about before you sign.

Know your roof

Boynton Beach Roof Types and Their Typical Service Life

Typical life spans for the coverings you will find around Boynton, and what we look for on each one.

Roof type	Typical service life	What we look for
Clay & concrete tile	30–50 years for the tiles; underlayment often 20–25	Cracked or slipped tiles, underlayment age, ridge and hip adhesion, flashing
Asphalt shingle	About 15–20 years in South Florida sun	Granule loss, curling or lifted tabs, nail pops, worn flashing
Metal (standing seam)	40+ years	Fasteners, seams, rust, coating condition and flashing at walls
Flat / low-slope	About 10–20 years	Ponding water, blisters, open seams and flashing at parapets

Typical ranges only. Actual life depends on installation, maintenance and storm exposure, and your insurer may apply its own age limits.

Simple from start to finish

How a Boynton Beach Roof Inspection Works

Say why you need it
A purchase, a renewal notice or storm damage. The reason decides what the report leads with.
Drone, then up close
We capture the whole surface, flashing and edge, then look at the underside from the attic.
Condition and years left
Findings go into photos and a summary, with an estimate of remaining useful life.
Report within 24 hours
Share it with your agent, your insurer, your association or your roofer.

Peter Lemos, certified home inspector in South Florida

Your inspector

Peter Lemos, Certified Master Inspector®

Locally owned in Hollywood, FL and serving South Florida since 2008. Peter holds InterNACHI certifications in wind mitigation, 4-point and mold inspection, and clients rate Global Home Inspectors 5 stars on Google.

Meet Peter

2008Since

4.9★Google

3Counties

24hReports

Client notes · Google reviews

What South Florida Homeowners Say

4.9 Based on 82 Google reviews

“I called Global Home Inspectors to conduct a 4 point inspection and wind mitigation inspection. Peter arrived on time and was very professional. He started the inspection process immediately and took pictures. I received my report the same day and I am very pleased with the service. …”

Monique M.4-point & wind mitigation

“From start to finish, Peter was prompt, professional, and incredibly thorough. He took the time to explain every detail, answer our questions, and provide a clear and comprehensive report.”

Kendry A.Home inspection

“He was able to come out and complete the inspection within 24 hours and send me the report the same day. Most companies would have taken a week to come out and another week to send the report.”

R. Mast4-point inspection

“After a few upgrades to our home, we needed to provide our insurance company with an updated 4 point & wind mitigation inspection. I’m so glad I went with Peter because he was fantastic! He arrived on time, was a great communicator, and sent the reports very quickly. …”

Mari H.4-point & wind mitigation

“Peter visited my place as scheduled and came prepared with a good understanding of my house's historical record. … I received the report 20 minutes right after his leave. Super fast! … p.s. the drone is really cool; used to take a full view of the roof.”

NeilInsurance inspection

“Mr. Lemos is very responsive, attentive, customer friendly. Working with him and mutual customer was an absolute breath of fresh air. …”

Angela C.Insurance agent, State Farm

Read all 82 reviews on Google Leave a review See all client reviews

Good questions

Roof Inspection FAQs for Boynton Beach, FL

What Boynton Beach owners ask about their roofs. Have another? Call (954) 297-0317.

My Boynton Beach roof was replaced after Wilma. Should I check it?

It is a good time. A roof from around 2006 is about 20 years old. Past 15 years, your insurer must allow an inspection, and age alone cannot be the reason to refuse if it shows five or more years of useful life.

Can you inspect a roof the association owns?

Often, with permission from the association or building manager. A drone can usually give us a good view, and we note what we cannot see. In a Boynton Beach condo or co-op, also ask for the association's roof age and re-roof records.

Does a tile roof on a 2000s west Boynton home need inspecting yet?

It is worth a look. The tiles can outlast what is under them, and the underlayment often needs attention at about 20 to 25 years, so a tile roof from the early 2000s can have a problem the surface does not show. Actual life varies by roof.

Can you fly a drone at my Boynton Beach home?

Usually. A flight depends on the rules and conditions at the property, and we tell you if something limits it. Without a drone, we rely on safe vantage points and the attic.

Do you inspect roofs after a hurricane?

Yes. We photograph visible wind and storm damage, which helps when you deal with your roofer or your insurer. We report condition and do no roofing work ourselves.

Is the roof part of a home inspection?

Yes. Every home inspection covers it. A separate roof inspection goes further and makes sense when the roof is the question, as with a renewal deadline or a 4-point request.

Often booked together