Roof Inspection Delray Beach, FL | Tile, Flat and Drone

Roofs and architecture

Delray Beach Roof Styles and Where Each One Tends to Leak

The historic districts were built in styles that decide the shape of the roof. Knowing the style tells us where to look first.

Local field sheetDelray Beach, FL

Sheet · Roof Inspection

A historic core of 1920s to 1940s houses around Atlantic Avenue and the Marina, canal and beachside streets along the Intracoastal, and, outside the city limits to the west, large 55+ condo communities with Delray Beach mailing addresses.

County: Palm Beach County, FL
Building code zone: Outside the HVHZ · region set by design wind speed
From our office: 30.4 miles from 3610 N 65th Ave, Hollywood
Typical homes: Frame and masonry houses from 1902 to the 1940s downtown, then mid-century and newer rebuilds
West of town: 55+ condos from the 1970s to the 1990s, some unincorporated but with Delray Beach addresses
Roofs: Mission and Mediterranean tile, flat parapet sections, cottage gables, association roofs on condos
Condos: One- and two-story buildings in Kings Point, low-rise near the beach, newer units downtown
Water and salt: Intracoastal seawalls, king tides on low streets, Tropic Isle canals. Flood zones vary by address
ZIP codes: 33444 · 33445 · 33446 · 33483 · 33484

Neighborhoods we cover

Marina Historic District
Old School Square
Del-Ida Park
Nassau Park
West Settlers
Pineapple Grove
Osceola Park
Lake Ida
Seagate
Vista Del Mar
Tropic Isle
Rainberry Bay
Lakes of Delray
Kings Point
High Point
Villages of Oriole

Parapets on Mission and Moderne homes
Mission Revival is prevalent in Del-Ida Park, and the Marina district mixes it with Art Moderne. These styles often pair flat sections with parapet walls, so water can sit against the wall. We check drains, scuppers, coping and wall flashing before we trust the surface.
Steep cottages with wood siding
Nassau Park is 17 one- and two-story cottages from 1935 to 1941, Cape Cod Revival and Minimal Traditional, with clapboard siding, and it reaches South Ocean Boulevard. Where a roof meets wood siding, flashing is the weak point, and salt air is right there working on it.
Changing a roof in a historic district
The city asks for a Certificate of Appropriateness on exterior improvements and alterations in a designated district, on top of the re-roof permit. If a roofer suggests a different material, talk to the city's preservation staff before you sign anything.

From the top down

Six Spots We Check on a Delray Beach Roof

Tap a pin or scroll. The drone shows the surface, and X-ray mode shows what we read from inside the attic.

Roof covering
Cracked or slipped barrel tile, worn shingles, rust on metal and blisters on flat sections behind parapets. Mixed roofs get each part reported separately.
Tiles · shingles · panels
Ridges & hips
Caps and the mortar or foam holding them. Old mortar on a historic tile roof can crack and let caps loosen before a storm shows it.
Caps · adhesion
Flashing & penetrations
Vents, pipe boots, skylights and wall flashing, plus parapet joints on older homes. Salt near the Intracoastal works on any bare metal it can reach.
Most leaks start here
Fascia, soffit & drip edge
Fascia, soffit and drip edge for rot, gaps and pest entry. Wood trim on old frame cottages gets extra attention, along with any exposed rafter tails.
Rot · gaps
Underlayment & roof deck
From the attic we look for stains, daylight and soft spots. Board decking on older houses can hide old repairs, so we follow stains to their source.
Seen from the attic
Attic ventilation
Intake and exhaust vents that manage heat and moisture. Shallow attics in older houses and low-slope sections leave little room for airflow.
Heat · moisture

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

Drone · 120 ft

Who is asking

Roof Inspection Questions in Delray Beach: Age, Insurer and Who Pays

Under Section 627.7011, Florida Statutes, an insurer may not refuse a homeowner's policy solely because the roof is under 15 years old. At 15 years or more, it has to allow an inspection at your expense, and if that shows five or more years of useful life, age alone cannot be the reason. Citizens has its own threshold: roofs older than 25 years (soft) or 50 years (hard) need documentation of at least five years remaining.

Peter documents the covering, flashing and roof edge, by drone when walking could crack tile, then goes into the attic if there is one. You get photos of the whole surface and an estimate of remaining life. Licensed home inspectors can be authorized inspectors under that statute, subject to your insurer's approval, so check with your carrier before you book.

Full roof photos, by drone where needed
An estimate of remaining useful life
Attic review wherever there is access

Buying in Delray Beach
Get the real condition and a rough remaining life before closing, especially on a tile roof of unknown age.
Insurance renewal
If the carrier questions an older roof, a documented inspection gives it facts instead of a guess.
After a storm
Photograph wind damage while it is fresh, so your roofer and your claim have a clear record.
Selling
Show the roof's condition up front, so a buyer's inspector is not the first to bring it up.

Materials and lifespan

Roof Types Around Delray Beach and Their Typical Service Life

What each covering usually gives you and what we watch on it, from barrel tile to flat sections.

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 Delray Beach Roof Inspection Works

Tell us the reason
A purchase, a renewal, storm damage or a re-roof decision. The reason sets what the report emphasizes.
Surface review
Drone photos or close-up views of the covering, flashing, parapets and roof edge.
Attic and remaining life
We read the underside where it is accessible, then estimate the remaining useful life.
Report within 24 hours
Photos and findings you can hand to your agent, insurer or 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 Delray Beach, FL

Questions owners here ask about their roofs. Need something else? Call (954) 297-0317.

Do I need city approval to replace a roof in a Delray Beach historic district?

You need a permit from the Building Division, and exterior alterations in a designated historic district also call for a Certificate of Appropriateness. Talk to the city's preservation staff before you choose a material, since they can tell you what applies to your project.

My condo is in Kings Point. Who deals with the roof?

The association normally handles the roof of a condo building, so a unit owner rarely needs a roof inspection. If you are buying, ask for the last re-roof date and any planned assessment. A condo inspection checks your ceilings for stains from inside.

Can you inspect a flat roof behind a parapet?

Yes. Flat sections get photos for ponding, blisters and open seams, plus the parapet flashing and drains. Drone views help where the roof cannot be reached from a safe ladder position.

How long does barrel tile last in Delray Beach?

The tile itself usually outlasts what is under it. Underlayment tends to give out first, and salt air near the beach shortens the life of metal flashing. So a roof can look good from the street and still be near its end. The attic and flashing tell more.

Will you walk on my tile roof?

We avoid it. Clay and concrete tile can crack underfoot, and a tile on an old house may be hard to match. Drone photos and safe vantage points cover the surface, and the attic shows the rest.

Do you inspect Delray Beach roofs after a hurricane?

Yes. We photograph visible wind and storm damage for your roofer or insurer, and we do not sell roofing, so the report stays neutral. Every home inspection includes the roof, and a 4-point reports its age and condition for insurance.

Often booked together