Roof Inspection Plantation, FL | Drone, Attic and Shade Check

Roofs in Plantation

What Shade and Flat Ground Do to a Plantation Roof

This is not a salt-air story. Inland, the trouble is more likely to come from shade, leaves and long summers of rain.

Local field sheetPlantation, FL

Sheet · Roof Inspection

A drained, canal-laced city planned in the 1940s and incorporated in 1953: older ranch and canal homes east of University Drive, Jacaranda's condos, townhomes and villas west of it, and rural Plantation Acres on the western side.

County: Broward County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 6.0 miles from 3610 N 65th Ave, Hollywood
Typical homes: 1950s to 1970s ranch and canal homes in the east, planned communities in the center, acreage to the west
Roofs: Shingle and tile, often under big shade trees, with flat sections on older additions
Condos: Garden condos, villas and townhomes in Jacaranda, plus 55+ Lauderdale West. No oceanfront towers
Water: Inland, so less salt air. Drainage runs on canals and pump stations. Flood zones vary by address
Septic and wells: Many Plantation Acres listings show septic tanks, and some show wells
ZIP codes: 33317 · 33322 · 33323 · 33324 · 33325

Neighborhoods we cover

Plantation Isles
Plantation Gardens
Plantation Manors
Plantation Hills
Plantation Park East
Country Club Estates
Mirror Lake
Jacaranda
Lauderdale West
Plantation Acres
Melaleuca Isles
Plantation Preserve

Leaves in the valleys
Leaves and small branches settle in valleys and behind tiles, hold water against the underlayment and overflow the gutters. We look at the valleys, the gutters and the fascia behind them, because a clean-looking field of tile can hide a wet edge.
Limbs and the city's permit rules
Branches that rub a roof wear the covering and can break it in a storm. Before you cut them back, check with the city's Landscape Division, which has permit checklists for tree trimming and removal. State law allows exceptions in certain documented cases.
Low-slope east-side roofs
Ranch homes from the 1950s to the 1970s often have gentle pitches, and additions sometimes go flat. Water moves slowly on those, and shade keeps them damp. Seams, ponding and old flashing get a closer look around Plantation Gardens and the Isles.

On the roof

How We Read a Roof in Plantation

The drone is up, if the trees allow it. Scroll the list, or tap a pin, then switch to X-ray for the view from the attic.

Roof covering
Cracked or slipped tile, shingle granule loss, rust on metal and blisters on flat sections. Dark streaks under shade often mean a surface that stays damp.
Tiles · shingles · panels
Ridges & hips
Ridge and hip caps, plus the mortar or foam holding them. A falling limb can knock caps loose long before anything shows from the driveway.
Caps · adhesion
Flashing & penetrations
Vents, pipe boots, skylights and wall flashing, where leaks usually begin. Leaf piles against a wall or pipe boot hold water right at the joint.
Most leaks start here
Fascia, soffit & drip edge
Fascia, soffit and drip edge, checked for rot, gaps and pest entry. Overflowing gutters under big trees keep the wood edge wet on older homes.
Rot · gaps
Underlayment & roof deck
From the attic we look for stains, daylight and soft deck boards. A limb strike or a past re-roof can leave marks visible only from below.
Seen from the attic
Attic ventilation
Intake and exhaust vents that manage heat and moisture. Soffit vents can clog with debris under heavy canopy, which shortens 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 Roof Inspection Answers Two Questions in Plantation: Condition and Years Left

Buyers want to know what the next repair will cost. Insurers want to know how much life the roof has left. Under Section 627.7011(5), Florida Statutes, when a roof is at least 15 years old, the insurer must allow an inspection by an authorized inspector at the owner's expense, and it may not refuse solely because of age if that inspection shows 5 or more years of useful life.

Peter documents the covering, flashing and edges, then goes into the attic to see the deck from below. Tile can crack underfoot, so we avoid walking on it when a drone gives a better view. Heavy tree cover can block a drone shot, and then we switch to other vantage points and say so in the report. You get photos and a remaining-life estimate.

Drone or close-up photos of the surface
Remaining-life estimate for buyers and insurers
Attic view of the deck from below

Buying in Plantation
Know the roof's condition and rough remaining life before closing, not after the first big storm of summer.
Insurance paperwork
Carriers ask about age, and a current wind mitigation form records the roof details they want as well.
After a storm or limb strike
Photograph wind or tree damage while it is fresh, for your roofer or your claim.
Listing your home
Hand buyers a clear roof report up front and remove one objection from the negotiation.

Know your roof

Plantation Roof Types and Their Typical Lifespans

The usual range for each roof type you will see here, and what we look for on it. Constant shade can change the picture.

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

Inside a Plantation Roof Inspection

Say why you need it
A sale, an insurer's notice or storm damage: the reason sets what the report focuses on.
Surface and edges
We document covering, flashing, gutters and tree contact, by drone or up close.
Attic from below
Stains, deck condition and ventilation tell us what the surface does not show.
Report within 24 hours
Photos, condition notes and an estimate of useful life you can send to anyone involved.

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

Plantation Roof Inspection FAQs

What owners in Plantation want to know about their roofs. Not listed? Call (954) 297-0317.

Can a drone see my roof under all these trees?

Not always. Tall canopy can block part of the view or limit a safe flight. When that happens on a Plantation lot, we use other vantage points, the attic and close-up photos, and we note anything we could not see.

Do I need a permit to trim limbs off my roof in Plantation?

Ask first. The city's Landscape Division publishes checklists for tree trimming and tree removal permits, and state law creates exceptions in some documented cases. Confirm with the city before cutting, especially on a large tree.

Can my insurer drop me because of roof age?

Section 627.7011 says an insurer may not refuse a policy solely because a roof is under 15 years old. For older roofs, it must allow an inspection, and age alone is no reason if the report shows five or more years of useful life. Insurers decide whether to approve the inspector.

How long does a tile roof last in Plantation?

Tile itself often outlasts what is beneath it. Expect roughly 30 to 50 years on the tile and about 20 to 25 on the underlayment, though shade, debris and installation quality all change that.

Do you walk on tile?

Rarely. Clay and concrete crack underfoot, so drone views, safe vantage points and the attic do most of the work.

Do you inspect after storms or limb falls?

Yes. We photograph visible damage for your roofer or your carrier, and we report condition only. We do not sell roofing work.

Is the roof part of a home inspection?

Yes, every home inspection includes it. A standalone report goes deeper, and it is the right choice when the roof is your only question. A 4-point also covers it for insurance.

Often booked together