Commercial roofing in Lake Mary, FL

The median Lake Mary home dates to 1997, and 27.2 percent of housing units were built in 2010 or later. Countywide, only 12.3 percent are that new. That suggests many association roofs here are in mid-life, with some newer buildings still early in theirs. The city also describes golf course and active retirement communities near downtown, which typically means shared roofs under one board.

Most low-slope commercial systems here are single-ply, modified bitumen or built-up. New low-slope roofs need at least a one-fourth unit in 12 slope. TPO must meet ASTM D6878 and PVC sheet ASTM D4434. Ask each bidder which system, which standard and what slope.

Seminole County's yearly rainfall at Orlando Sanford is 49.63 inches, and 45 percent of it falls from June through August. Drainage matters more than any other detail on a flat roof. Code requires secondary overflow drains or scuppers where a parapet could trap water if the main drains clog.

• The system named by material and ASTM standard, not just a brand.
• Whether the bid is a recover or a tear-off. Recover is barred over wet roofing or where there are two or more existing coverings.
• How drains, overflow and ponding are handled.
• Who pulls the permit and who schedules the inspections.
• The edge metal, which must be tested to ANSI/SPRI ES-1 or RAS 111.

Under Florida contractor law, a general contractor must subcontract roofing unless it holds its own roofing certificate or registration. Look up the state license of the company that signs your agreement. Also confirm a Notice of Commencement is recorded and posted before the first inspection, because skipping it can mean paying twice.