Palm Beach Gardens tile roof restoration and 5-Year Roof Certification.
A roughly 25-year-old concrete tile roof in Palm Beach Gardens had active leaks at several valleys, a previous repair that had failed to stop water intrusion, and rotted plywood underneath. The easy answer was a full replacement. A documented inspection showed the roof as a whole was sound — so we rebuilt the high-water-flow sections, replaced the damaged deck, reinstalled the existing tile, and issued a signed 5-Year Roof Certification.
Preserved — not replaced.
A condition-based tile roof restoration in Palm Beach Gardens, documented from the first inspection photo to the signed certification.
Leaks a previous repair had failed to stop.
The homeowner had been living with active leaks on a concrete tile roof that was roughly 25 years old. Someone had already tried to repair it — there was a patch at the lower end of the main valley — but the water kept coming in. On a roof of that age, with leaks in more than one place, it is easy to assume the whole roof needs replacing.
We started where we always start: with a comprehensive inspection of the whole roof, not just the leak. The pattern was clear. The deterioration was concentrated in the valleys and other high-water-flow areas — the channels where runoff from two slopes meets and the roofing system takes the most water. The field of the roof, and the majority of its tile and underlayment, were in serviceable condition with useful life remaining. That is the difference between a roof that needs to be replaced and a roof that needs its failing sections rebuilt.
Documented findings — straight from the certification.
Every one of these items was photographed and recorded in the certification package the homeowner received. It documents the roof’s condition and remaining useful life.
Findings
- The majority of roof tiles were structurally sound and serviceable.
- Random inspection of the underlayment found satisfactory conditions across most of the roof, with useful life remaining.
- Active water intrusion was isolated to specific high-water-flow sections, broken tiles, aging sections, and flashing deficiencies.
- Conclusion: a strong candidate for preservation and restoration rather than full replacement.
Deficiencies identified
- Active leaks at multiple high-water-flow roof sections.
- Broken and compromised roof tiles.
- Deteriorated underlayment in isolated areas.
- Damaged sheathing plywood in the leak-affected sections.
- Various flashing deficiencies.
- Loose field and cap tiles throughout the roofing system.
We rebuilt what had failed — and kept the tile that hadn't.
The repairs performed, in the order the roof was worked. Nothing here is a patch over a patch; each failed section was opened, rebuilt from the deck up, and waterproofed before the original tile went back on.
- Removed roofing materials in every leak-affected sectionTile lifted and set aside in each failing valley and high-flow area so the problem could be seen and corrected at its source.
- Replaced compromised sheathing plywoodWhere water had rotted the roof deck, the damaged plywood was cut out and replaced with new sheathing.
- Installed new self-adhered underlaymentNew self-adhered roofing underlayment over each rebuilt section, tied into the surrounding system for a continuous waterproof layer.
- Rebuilt all high-water-flow roof sectionsEvery valley and drainage channel that showed deterioration was rebuilt — not just the one the previous contractor had patched.
- Flashing repairs and waterproofing upgradesFlashing deficiencies corrected and the details sealed so the rebuilt areas shed water the way they should.
- Replaced damaged tile, refastened loose field and cap tilesBroken tile swapped out and loose tiles re-secured across the roof, then the existing tile reinstalled in its original locations and system-wide maintenance completed.
Eight photo exhibits, one signed certification.
These are the actual pages of the homeowner's certification package, with the address and owner details removed for privacy (the aerial overview page is left out because it shows neighboring homes). Most roofing companies show photos. We show the documentation that goes with them.
Address, owner, and contact details redacted for privacy · Real Mike McGilvary Roofing project · Palm Beach Gardens, FL 33418 · Concrete tile, about 25 years old · Inspected July 13, 2026
What this certificate says, and what it doesn’t
- Certification is based only on a limited visual inspection of accessible and exposed roofing components at the time of inspection.
- No invasive, destructive, moisture-meter, infrared, engineering, structural, mold, pest, or hazardous-substance testing was performed unless separately stated in writing.
- Concealed, hidden, underlying, or inaccessible conditions may exist and are excluded.
- Remaining useful life is a professional opinion based on observable conditions and not a guarantee or warranty of future performance.
- This certification is not a warranty, express or implied, unless a separate written warranty is issued.
Certified for five years — with the original roof still on the house.
When the restoration was complete, Mike inspected the finished roof and issued a signed 5-Year Roof Certification & Remaining Useful Life Assessment — inspected July 13, 2026 and valid through July 13, 2031. In the certificate’s own words: “This roof, as a whole, is presently in a structurally sound condition and is expected to provide useful service for a period exceeding five (5) years, based upon observable conditions at the time of inspection.” The homeowner kept a roof that still looks original, gained a documented record of exactly what was found and repaired, and avoided a full tear-off on a roof that did not need one.
We recommend continued annual inspections and routine maintenance, which may further extend the service life of the roof system.
“Based upon observable conditions at the time of inspection and completion of the recommended restoration work, it is our professional opinion that this roofing system possesses an estimated remaining useful life exceeding five (5) years.”
Age is a number. Condition is evidence.
A 25-year-old tile roof is exactly the kind of roof that gets condemned by age alone — by contractors, and sometimes by insurers. Properly installed concrete and clay tile usually outlasts the underlayment and flashing beneath it, and those wear fastest where the water runs hardest. On this roof that meant the valleys. Everywhere else, random checks of the underlayment found serviceable material with useful life remaining.
That is why we inspect first and evaluate whether repairs or targeted rebuilding can extend the roof's useful life before recommending full replacement. When the evidence says the roof as a whole is sound, rebuilding the failed sections to a watertight, structurally sound condition is the right recommendation — and it is the recommendation we can put our license and our signature on. Read more about how we make that call on our repair vs. replacement and tile roof preservation pages.
The review that came with this roof.
Posted publicly on Google after the certification was issued. Quoted as written.
★★★★★“After looking for a good roofer in the palm beach gardens area I got a few replacement quotes from other roofers the prices were all over the place and really confusing as every quote was different and never fully explained … he offered a free inspection of roof which was simple and painless his pricing was very competitive but his honesty and workmanship and follow ups exceeded all of my expectations. The job was completed on schedule … Also the documentation and photos he supply’s of the project from start to finish is the best I ever dealt with Mike deserves 10stars”
Charlie L. · Palm Beach Gardens homeowner · Google review
Related & nearby.
Roof Repair in Palm Beach Gardens
How we approach tile, shingle, and flat roof repair across PGA National, Frenchman's, Mirasol, and the rest of the Gardens.
Palm Beach Gardens roofing →5-Year Roof Certifications
What a certification documents — shown page by page on a real Palm Beach estate roof.
See certifications →Tile Roof Repair
Repairing and preserving South Florida's clay and concrete tile roofs.
Tile repair →Florida Roof Age Law
Why condition — not age — should drive the repair-or-replace decision.
Read the guide →Remaining Useful Life
How we assess and document how much life a roof has left.
Remaining useful life →Roof Rebuilds
Rebuilding failed valleys, decks, and sections — without tearing off the roof.
Roof rebuilds →Certifying an older tile roof, answered.
Can a 25-year-old tile roof be certified?
What is a roof certification?
Can roof valleys be rebuilt instead of replacing the roof?
What is remaining useful life?
What does Florida's roof age law mean for a roof like this?
Details of this project have been anonymized for the homeowner's privacy. Every roof is different; the condition, scope, and outcome described here are specific to this project and are not a quote, a guarantee, or a promise of any particular insurance result. Whether any roof qualifies for repair or certification depends on its actual condition as determined by inspection. A roof certification is based on a limited visual inspection of accessible components, is a professional opinion and not a warranty, and does not guarantee any insurer's decision.
Been told your tile roof is “too old” to fix?
Get a free, documented, condition-based inspection from a Palm Beach County roofing family licensed since 1974. We'll show you exactly what we find — and whether it's a rebuild, a repair, or truly time to replace.