Roof Inspection Pompano Beach, FL | Remaining-Life Report

Roofs in this city

Three Roof Questions Specific to Pompano Beach

Sun, salt and hurricane season are the same up and down the coast. What differs here is the airspace overhead, who owns the roof and where to find its age.

Local field sheetPompano Beach, FL

Sheet · Roof Inspection

A postwar city that filled in fast: 1950s and 1960s block homes inland, canal plats on the east side, golf-course condos in Palm Aire, 55+ living in Leisureville and oceanfront towers from the late 1960s onward.

County: Broward County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 14.8 miles from 3610 N 65th Ave, Hollywood
Typical homes: Concrete block homes from the mid-1950s through the 1960s, with newer rebuilds on some canal lots
Condos: Garden and high-rise buildings in Palm Aire, 55+ Leisureville, oceanfront towers from the late 1960s on
Water: Intracoastal, Pompano and Cypress Creek canals, tide-influenced drainage. Flood zones vary by parcel
Salt and coast: About 3 miles of Atlantic beach up to Hillsboro Inlet, with salt air reaching canal-side metal
Building department: City Hall, 100 W Atlantic Blvd, which also runs the Building Safety Inspection Program
ZIP codes: 33060 · 33062 · 33064 · 33069

Neighborhoods we cover

Old Pompano
Cresthaven
Pompano Beach Highlands
Palm Aire
Leisureville
Garden Isles
Pompano Isles
Harbor Village
Santa Barbara Shores
Terra Mar
Hillsboro Shores
Cypress Bend
Cypress Lakes
Golfview Estates
Collier City

The Airpark changes how we fly
Pompano Beach Airpark has a control tower and Class D airspace, and FAA rules require authorization before a drone flies there. Homes around the field, including Cresthaven to the north, may need it. We check your address first, and if a flight is not possible we use close-up vantage points and the attic.
Whose roof is it?
In Palm Aire, Leisureville and other condo communities, the roof may belong to the association rather than the unit owner. Check your documents before booking. If it is shared, we can still document ceilings and stains from inside your unit, and the association handles the rest.
The permit date sets the age
A 1960s house can carry a much newer roof, and what an insurer wants is the re-roof date, not the year the house was built. The city's Building Department has a permit records search. Finding that date now can save you a scramble at renewal.

On the roof

What We Check on a Pompano Beach Roof

Scroll the list or tap a pin, then switch to X-ray for the attic view of the same roof.

Roof covering
Slipped or cracked tile, granule loss on shingle, rust on metal and blistering on flat sections. Beach-side roofs also take a steady dose of salt.
Tiles · shingles · panels
Ridges & hips
Ridge and hip caps, with the mortar or foam holding them. Wind off the ocean tests these first, so loose caps get photographed.
Caps · adhesion
Flashing & penetrations
Vents, pipe boots, skylights and wall flashing. Metal near the Intracoastal and the canals can corrode well before the covering wears out.
Most leaks start here
Fascia, soffit & drip edge
Fascia, soffit and drip edge for rot, gaps and pest entry. Original wood trim on 1950s and 1960s block homes gets a close look.
Rot · gaps
Underlayment & roof deck
From the attic we look for stains, daylight and soft decking, including spots where older re-roofs may have covered earlier damage.
Seen from the attic
Attic ventilation
Intake and exhaust vents that manage heat and moisture. Older postwar attics often have limited ventilation, which can shorten the life of the covering.
Heat · moisture

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

Drone · 120 ft

Why inspect the roof

Why Pompano Beach Owners Get the Roof Inspected

A replacement ranks among the largest bills a homeowner faces, and the roof comes up at every stage: the buyer's inspection period, the renewal notice, the cleanup after a storm. With the ocean on one side and canals running through the east side of town, the salt load on flashing and fasteners varies a lot from one address to the next.

Peter documents the covering, flashing and roof edges, by drone where rules allow and from safe vantage points where they do not. Then he goes into the attic to see the underside. Clay and concrete tile break under foot traffic, so we avoid walking on it. You get photos of the surface and an estimate of remaining useful life.

Drone photos where the airspace allows it
Remaining-life estimate for buyers and insurers
Attic review to catch leaks from below

Buying here
A roof surprise costs less before closing. Get its condition and likely remaining life on paper during your inspection period.
Insurance renewal
Citizens asks for documentation of five years of remaining life on soft roofing past 25 years and hard roofing past 50.
After a storm
Photos taken soon after high winds give your roofer or your claim adjuster a clear record.
Before listing
Showing a buyer the roof's condition up front removes a common objection from the negotiation.

Know your roof

Pompano Beach Roof Types and Their Typical Service Life

What you can expect from the roof materials found around the city, and what we look at 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 We Inspect a Pompano Beach Roof

Tell us the reason
Purchase, insurer's letter or storm damage: the reason shapes what the report focuses on.
Airspace and access
We check whether a drone can fly at your address, then review the surface, flashing and edges.
Attic, then findings
From below we look for stains and soft decking, then photograph and summarize what we saw.
Report within 24 hours
You receive a report with a remaining-life estimate to share with 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 Pompano Beach, FL

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

Can you fly a drone near Pompano Beach Airpark?

Only with FAA authorization, because the field has Class D airspace around it. We check your address before the visit. If we cannot fly, we document the roof from safe vantage points and inspect the underside from the attic.

Who should inspect the roof on my Palm Aire or Leisureville condo?

The association usually maintains shared roofs, so start with the manager and its records. We can document ceilings, stains and moisture inside your unit. A condo inspection covers that, and we note anything that should go to the association.

Where do I find my Pompano Beach roof's permit date?

Start with your own papers, then the city's permit records search through the Building Department at 100 W Atlantic Blvd. The re-roof date is often what your insurer wants, so it helps to have it before your renewal.

Can my insurer refuse a policy because of the roof's age?

Under Section 627.7011, Florida Statutes, not solely for age when the roof is under 15 years old. At 15 years or older, the insurer must allow an inspection by an authorized inspector, and age alone cannot be the reason to refuse if it shows 5 or more years of useful life.