- Satisfaction Guaranteed
- Licensed & Insured
- LIC#CCC1333250
- FINANCING AVAILABLE
- SE FL (954) 773-5205
- SW FL (239) 900-4740
Cotect Roofing works with condominium associations, co-ops, townhome communities, homeowner associations, and mixed use that may involve shopping centers & retail plazas across five South Florida counties. Condo association roofing is a different job from residential work — you’re managing a board, a budget, a reserve schedule, an insurance carrier, and residents who live under the roof while it’s being replaced.
We’re a licensed and insured Florida roofing contractor (CCC1333250), a certified Polyglass contractor across their low-slope, coating, liquid-applied waterproofing and steep-slope systems, and a CertainTeed ShingleMaster. We work on every roof type common to South Florida association property — single-ply, modified bitumen, tile, metal and shingle — and on the balconies, walkways and decks that leak just as often as the roof does.
We handle repairs, replacement and roof coatings — and we run scheduled maintenance programs that keep your warranty valid and your reserve schedule honest, on new roofs and old ones alike.
Call (954) 773-5205, or request a free roof condition assessment for your association.
Much of the industry has spent the last two years talking only about buildings three stories and taller, because that’s where the structural inspection requirements landed. That leaves out most of South Florida’s association property.
Flat and low-slope systems, roof access and staging constraints, reserve-driven replacement schedules, and the structural inspection requirements that apply at this height.
Exempt from the structural inspection rules — but still required to fund roof reserves under Florida’s condominium statute, where roof replacement is named explicitly. Much of this housing stock dates from the 1970s through the 1990s, which means original or first-replacement roofs reaching the end of their service life right now.
Pitched tile and shingle roofs across many attached buildings. The challenge here is rarely one roof — it’s twenty, on a phased schedule, with owners asking why theirs isn’t first.
No statutory reserve mandate, but the same practical problems: aging roofs, insurance pressure, and boards trying to avoid a special assessment.
Insurance. Florida association carriers look hard at roof age and condition. An aging roof means higher premiums, higher deductibles, or a non-renewal. For many boards this — not leaking — is what forces the decision.
Reserves. Every Florida condominium association is required to fund reserves for roof replacement. The question isn’t whether to budget for the roof; it’s whether the number in the budget reflects the roof you actually have.
Both problems need the same thing first: an accurate, documented assessment of the roof’s current condition and remaining service life. That’s where we start.
Most boards think about the roof twice: when it leaks, and when it’s time to replace it. The years in between are where the money is either saved or quietly lost.
If your roof is new, maintenance is what keeps the warranty alive.
Most commercial roof manufacturer warranties require two documented inspections per year to remain valid. Failing to perform and document that maintenance is the most common reason commercial roofing warranty claims get denied — the roof fails, the association files, and the manufacturer points at a maintenance record that doesn’t exist.
Worth knowing what else voids coverage, because it happens on association property constantly:
When did an HVAC contractor last go on your roof — and was that penetration made by someone authorized under your warranty? Most boards can’t answer that. It’s worth finding out before you need the warranty rather than after.
If your roof is older, maintenance is what buys you time.
Small problems on a low-slope roof are cheap and quick. A lifted seam, a failed pitch pan, a clogged scupper, a cracked flashing — caught in spring, these are minor. Left until water has been tracking into the insulation and deck for two years, the same defects turn a repair into a replacement, and a budgeted expense into a special assessment.
Every year you extend the roof’s service life is a year of reserve funding you get back.
Two scheduled inspections per year, aligned to what your manufacturer warranty requires.
A written report each visit with dated photographs — membrane condition, seams and flashings, drains and scuppers, penetrations, pitch pans, curbs and equipment supports. Formatted so a board, a manager, or an insurance adjuster can read it without a translator.
Minor repairs handled on the visit. Resealing, drain clearing, small flashing corrections — the things that stop being minor if they wait.
A penetration audit. We document every rooftop penetration and flag anything that looks like unauthorized work, so you can address it while it’s still fixable.
A running service life estimate. Each visit updates our view of how long the roof has left, which gives your reserve planning a real number rather than a table value.
Priority response. Properties under a maintenance agreement go to the front of the queue after a storm, when everyone in South Florida is calling a roofer at once.
It works for a single building or twenty, on a schedule built around your property and your budget cycle.
Florida condominiums and co-ops with three or more habitable stories must complete a Structural Integrity Reserve Study, and the roof is the first of the components it must cover.
To be clear about our role: we cannot perform your SIRS. Florida requires that study to be performed or verified by a licensed engineer, licensed architect, certified reserve specialist, or professional reserve analyst. We are none of those things — we’re a roofing contractor.
What we can do is the roofing input that feeds it:
Many boards receive a SIRS with roof figures produced by a professional who isn’t a roofer. Having those numbers reviewed by a contractor who works on that roof type is worth doing before you fund a twenty-year plan around them.
Modified bitumen and built-up (BUR) — the workhorse of older South Florida low-slope condo buildings. As a certified Polyglass contractor we install their modified bitumen systems with manufacturer-backed warranties.
TPO and single-ply — the common choice for newer low-slope buildings and for reroofs where reflectivity and cooling cost matter.
Roof coatings and restoration — silicone and acrylic systems applied over an existing roof that still has structural life. Often a fraction of replacement cost, and a genuine option for a board facing a reserve shortfall or trying to defer a special assessment. See below.
Concrete and clay tile — standard on townhome and villa communities across Palm Beach, Broward and the Treasure Coast. Worth knowing: the tile can last decades while the underlayment beneath it — the actual waterproofing layer — reaches end of life much sooner. When a tile roof needs redoing, it gets redone: new underlayment and new, currently product-approved tile. We install Polyglass self-adhered high-temperature underlayments beneath tile and metal, which is where a Florida tile roof either performs or fails.
Metal — increasingly specified for longevity and wind performance on both pitched and low-slope association buildings.
Architectural shingle — common on townhome communities built from the 1990s onward.
The roof is rarely the only thing letting water in. On association property, the chronic leaks are just as often coming from balconies, elevated walkways, stair towers, plaza decks and parapet walls — and most roofing contractors don’t touch them.
We do, using Polyglass liquid-applied waterproofing systems. Seamless membranes that conform to the awkward geometry these areas actually have: drains, thresholds, railing posts, expansion joints, and the transitions where a deck meets a wall.
Why this matters to a board specifically:
Waterproofing is its own line item in your reserve study. Florida’s Structural Integrity Reserve Study covers seven required components, and “waterproofing and exterior painting” is a separate component from the roof. If you’re planning both, there’s an argument for one contractor who understands how the two systems meet.
The transitions are where leaks live. Where a walkway deck meets the building wall, where a balcony drain ties into the system, where a parapet cap meets the roof membrane — those junctions are where most water intrusion begins, and they’re exactly what falls between two contractors who each think it’s the other’s scope.
Owners notice this one. A leaking roof is a board problem. A leaking balcony is a phone call from the unit below, every time it rains.
If your low-slope roof is aging but structurally sound, a coating or restoration system can add years of service life for a fraction of full replacement.
Why it matters to a board specifically:
It isn’t right for every roof. A saturated or failing deck needs replacement, and a coating over a roof that’s too far gone is money wasted. We’ll tell you which one you have — including when the answer is that you need the full replacement.
We show up to the meeting. Board presentations, questions from owners, and the version of the explanation that makes sense to people who don’t work in construction.
Documentation you can actually use. Photographed condition reports, written scopes, and paperwork formatted for insurance claims, reserve planning and owner communication.
Phased scheduling. Twenty townhome buildings don’t get done at once. We’ll propose a sequence, tell you what it costs to compress it, and hold to the schedule we agree on.
Residents come first on site. Access, parking, debris, noise windows, and notice before we’re on someone’s roof. Most complaints a board fields during a reroof are about the disruption, not the roofing.
Permits and inspections. We pull them, we see them through, and we know the difference between what Broward and Miami-Dade require under HVHZ rules and what Palm Beach, Martin and St. Lucie require under the Florida Building Code’s Wind-Borne Debris Region provisions. Contractors get this wrong regularly, and so do the specs they bid from.
We’ll inspect your association’s roofs and provide a written, photo-documented report at no cost — covering current condition, estimated remaining service life, and replacement cost for your specific system.
Use it however it’s useful to you: to sanity-check the roof figures in your reserve study, to support an insurance renewal, to inform a board vote, or simply to know where you stand before something fails.
No obligation and no pressure. If your roof is fine, the report will say so.
Call (954) 773-5205 or request an assessment below.
Broward · Miami-Dade · Palm Beach · Martin · St. Lucie
From Miami-Dade through the Treasure Coast — including the HVHZ counties and the Wind-Borne Debris Region communities to the north.
We just had a new roof installed. Why would we need a maintenance program? Because your warranty almost certainly requires one. Most commercial roof manufacturer warranties require two documented inspections per year to stay valid, and failing to perform and document that maintenance is the most common reason commercial roofing warranty claims are denied. Unauthorized rooftop penetrations — HVAC units, satellite dishes, signage, solar racking — can also void coverage, and those happen on association roofs constantly without the board being told.
What does your maintenance program include? Two scheduled inspections per year aligned to your warranty requirements, a written report with dated photographs each visit, minor repairs handled on the spot, an audit of every rooftop penetration, an updated remaining service life estimate for your reserve planning, and priority response after storms. It works for a single building or twenty.
Do you handle balconies and walkways, or only the roof? Both. We install liquid-applied waterproofing systems on balconies, elevated walkways, stair towers, plaza decks and parapets. It matters for two reasons: waterproofing is a separate required component from the roof in a Structural Integrity Reserve Study, and the transitions where a deck meets a wall or a parapet meets the roof membrane are where most water intrusion actually starts — and where scope tends to fall between two contractors.
Do you work with associations under three stories, or only high-rises? Both. Structural Integrity Reserve Studies apply only to condominiums and co-ops with three or more habitable stories, but every Florida condominium association is required to fund reserves for roof replacement regardless of height. Garden-style and low-rise condos are a large part of our work, along with townhome and villa communities.
Can Cotect perform our Structural Integrity Reserve Study? No. Florida requires a SIRS to be performed or verified by a licensed engineer, licensed architect, certified reserve specialist, or professional reserve analyst. We are a roofing contractor. What we provide is the roofing input — a documented condition assessment, remaining service life estimate, and current replacement cost for your specific roof system.
Our roof isn’t due for replacement yet. Can we extend it? Often, yes. If the roof is aging but structurally sound, a silicone or acrylic coating system can add years of service life at a fraction of replacement cost, with no tear-off and far less disruption to residents. It isn’t right for every roof — a saturated or failing deck needs replacement, and we’ll tell you if that’s what you have.
How do you handle working around residents? We agree access, parking, debris staging and noise windows with the board or property manager before we start, and residents get notice before we’re on their roof. On multi-building communities we work to a phased schedule so the disruption moves through the property predictably.
Do you provide documentation for insurance and reserve planning? Yes. Every assessment comes with photographs, a written condition report, and replacement cost estimates formatted so a board, a property manager or an insurance adjuster can use them directly.
What areas do you serve? Broward, Miami-Dade, Palm Beach, Martin and St. Lucie counties.
A Cotect team member will assess your roof and provide photo
documentation – whether or not you end up needing any work.
We’ll call to schedule at a time that works for you. No spam, no obligation.