Written roof condition & repair-scope documentationAsked to replace. Documented to repair.
Emily S.’s carrier asked for documentation that both flat sections of her roof had been replaced. We inspected the roof, put what it actually needed in writing, and underwriting accepted that documented repair scope in lieu of replacement. After the work, we certified the roof for five years.
After · 10/04/2026
- Flat section, restored and coated. Repaired in place, not replaced.
- Where the flat roof meets the metal. The membrane runs two to three feet under the metal panels.
- The metal roof, about 90% of the roof.
- 07/31/2026 · The ask
Replace both flat roofs
After a four-point inspection noted weathering and ponding stains, the carrier asked for documentation that both flat roofs had been replaced.
- Our inspection
Repairable, not failed
The flat sections were serviceable and repairable. Full membrane replacement wasn’t possible without removing metal panels.
- 09/08/2026 · On paper
A defined repair scope
Our written contractor response, with before photos and the exact scope of work the roof needed.
- 09/25 → 10/03/2026
Scope accepted. Work done.
Underwriting accepted the documented repair scope in lieu of replacement. We completed the work on October 3.
- 10/04/2026 · Certified
5-Year Roof Certification
We inspected the finished roof and issued a 5-Year Roof Certification, expiring 10/04/2031.
Conscientious, fair, reliable.
Emily S., homeowner · Google review, October 2026
Every step, dated and on paper.
Here is Emily’s file in order, each document shown as it was sent or received. Names, addresses, policy details and the carrier and agency names are blacked out.
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07/31/2026Carrier
The underwriting memo
An underwriting memo requiring replacement documentation, with a deadline. Citing a recent four-point inspection, it said the flat membrane roofs showed heavy weathering and ponding stains, and asked for documentation that both had been replaced by a licensed roofer, with a response due 09/16/2026.
From the carrier
Underwriting memo · 07/31/2026Open full size
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Before 09/08Our inspection
Flat sections serviceable; the tie-in documented
We inspected the roof and found the flat sections serviceable and repairable. We also documented that the flat membrane runs two to three feet under the metal panels where the two roofs meet. Replacing it would mean removing metal panels first.
Mike McGilvary Roofing
Before · the metal-to-flat transition 
Before · the flat section and metal roof -
09/08/2026Our response
Our Licensed Roofing Contractor Response
Our written response: the scope of work is set by the licensed trade, the flat roof is repairable, the membrane ties under the metal panels two to three feet, and here is the defined repair scope.
Mike McGilvary Roofing
Contractor response · 09/08/2026 · page 1Open full size
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09/18/2026Agent
Sent to underwriting
The agent confirmed our response had been shared with underwriting and that they were waiting to hear whether underwriting would accept the proposed repairs in lieu of replacing the flat roof.
From the agent
Agent email · 09/18/2026Open full size
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09/25/2026Agent
Repair scope accepted in lieu of replacement
“The underwriter has approved the roof repairs, provided that the scope of work outlined in Mike’s response is completed.”
The same email listed what the carrier needed before October 12: updated photos, permits and paid-in-full receipts.
From the agent
Agent email · 09/25/2026Open full size
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10/03/2026Work done
The approved scope, completed
We completed the approved scope on October 3, and it was paid in full on October 4. The completed-work receipt lists the same items the underwriter approved, written as completed work.
Mike McGilvary Roofing
Receipt #10326 · 10/03/2026 · page 1Open full size
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10/04/2026Certification
The roof, certified for five years
After the work, we inspected the finished roof and issued a 5-Year Roof Certification & Remaining Useful Life Assessment, dated 10/04/2026 and expiring 10/04/2031. Its certification statement, word for word:
“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.”
Two pages of drone photo exhibits document the finished flat sections and transitions. The owner’s name, address, phone, email, the certificate number and the transfer box are blacked out.
Mike McGilvary Roofing
Emily S.’s Google review
“Conscientious, fair, reliable. Mike and his team went above and beyond to advocate for me, the homeowner, by writing letters to my insurance company to address the scope of the repairs that were actually needed, not deemed needed by the insurer, saving me money and stress. He included Florida law regarding homeowner protection. His integrity and fairness is trustworthy, as well as the quaility of his teams work. They are a great company to work with and I highly recommend. They brought gave me faith that there are indeed good people out there who are doing what is right. Thank you Mike and Giovanni !!”
Emily S., homeowner, Jupiter · Google review, October 2026 · Read our reviews on Google →
Why the flat roof couldn’t simply be replaced.
On this house the flat membrane runs two to three feet underneath the metal panels where the two roofs meet. Replacing the membrane means removing metal panels first. The four-point inspection did not account for that, and it is the reason a licensed roofer has to set the scope.
Where the two roofs meetThe coated strip is where the membrane runs under the metal.
The flat sectionRepaired in place: cleaned, leveled where water ponded, sealed and coated.
The work that was approved, then done.
Reproduced word for word from the completed-work receipt. This is the scope the underwriter approved, written as completed work.
Flat Roof Restoration – Completed Work
- Pressure washed both flat roofs to remove all dirt, grime, and debris and ensure proper adhesion of the silicone restoration products.
- At areas experiencing ponding water, tightened and secured the existing single-ply flat roofing system as needed. Applied commercial-grade ButterGrade sealant to build up and level the affected low areas to improve the roof slope and promote proper water drainage.
- Applied commercial-grade ButterGrade sealant to all transition points between the flat roofs and sloped metal roofs, as well as all flat roof seams, laps, deficiencies, and the entire flat roof perimeter to establish a primary watertight seal.
- Applied a final coat of commercial-grade silicone roof coating throughout both flat roofs to complete the flat roof restoration and repairs.
- Cleaned and prepared all roof penetrations, including roof vents and plumbing stacks, and applied commercial-grade ButterGrade sealant to properly seal all penetration points and protect against future water intrusion.
- Cleaned the jobsite and disposed of all debris offsite.
Additional Pressure Washing – Completed Work
- Pressure washed the entire steep-slope metal roof and gutter system to remove all dirt, grime, and debris.
Owner details and the price are blacked out on the receipt image in the case file above.
What your written file will include.
Every inspection we do is built around the same four things Emily’s file had, so you can see your roof’s condition for yourself before deciding anything.
- 1
An on-roof inspection
We look at the whole roof system, not just the spot where the leak shows. When access allows, that includes the attic and thermal imaging.
- 2
Dated photos
Every finding is photographed and dated, including the parts of the roof you can’t see from the ground.
- 3
Condition findings
What has failed, what is still sound, and where water is getting in, written in plain English.
- 4
The repair scope the roof needs
A section-by-section scope: what will be opened, what will be replaced underneath, and what stays in place.
Our process
- InspectThe whole roof system, not just where the leak shows.
- DiagnoseTrace each problem to the section that is actually failing.
- DocumentDated photos, findings and a written scope before any work is quoted.
- RepairOnly the sections the scope calls for.
- PreserveKeep the sound parts of the roof in place whenever conditions allow.
Find out what your roof actually needs, in writing, before any work is quoted.
Roof documentation, answered.
What does your written roof inspection include?
An on-roof inspection of the whole roof system, dated photos of what we find, written condition findings, and the repair scope the roof actually needs, section by section.
Do I get photos of my roof?
Yes. Every finding is photographed and dated, including the higher parts of the roof you can’t see from the ground.
What is a repair scope?
A written description of the work a roof needs: which sections will be opened, what will be inspected and replaced underneath, and what stays in place. The completed scope on this page, from Emily’s receipt, is a real example.
Is the roof inspection free?
Yes. Our roof inspections across Palm Beach County are free and include a written summary with photos.
Do you handle insurance claims?
No. Mike McGilvary Roofing is a licensed roofing contractor, not a public adjuster. We document roof condition and the repair scope the roof requires; we do not interpret policies, advise on coverage, or adjust claims.