In This Article
A roofing specification for a Tequesta luxury home is not a list of materials — it is a complete technical document that defines every component, every installation method, every structural upgrade, and every documentation deliverable that together constitute a premium coastal roofing system capable of performing in the High-Velocity Hurricane Zone environment for its full designed service life. This checklist distills the Luxe specification standard into a practical reference that any Tequesta homeowner can use to evaluate a roofing proposal — to verify that the contractor proposing the work has addressed every dimension of a correct Tequesta coastal specification, not just the visible surface elements. Use it before you sign, use it to compare competing proposals, and use it to hold your contractor accountable to the standard that your property’s value and location require.
Roof Covering System — The Surface Specification
The roof covering is the most visible component of the specification — and the one most likely to be described in a proposal with brand names rather than the technical precision that HVHZ compliance requires. The checklist for this section verifies that the proposal goes beyond brand name to the specific product attributes that determine performance in Tequesta’s coastal environment.
For tile roofing systems, the specification should identify the specific tile product with its Florida Product Approval number, the tile profile (barrel, flat, shake), the material (concrete or terracotta), the color and manufacturer, the installation method by zone (two-fastener mechanical minimum throughout, foam adhesive in corner and edge zones at minimum, full-field foam adhesive for Zone 1 direct exposure properties), and the specific HVHZ installation requirements from the FPA including minimum headlap and sidelap dimensions. The proposal should also specify the hip and ridge cap product with its own FPA number — the hip and ridge system is a separate product approval from the field tile and is a common area where specification vagueness allows product substitution.
For metal roofing systems, the specification should identify the panel system with its FPA number, the panel material and alloy (aluminum 3003-H14 or 3004-H34 minimum for coastal applications), the panel gauge (0.032-inch minimum for Zone 2 and Zone 3, 0.040-inch for Zone 1), the coating type (PVDF Kynar 500 — not polyester or SMP), the seam type (snap-lock or mechanical seam), the clip material and spacing (stainless steel or aluminum clips at the engineer-specified spacing for site-specific uplift pressures), and the fastener specification (stainless steel or aluminum, never galvanized). The trim and accessories — ridge cap, eave trim, rake trim, valley flashing — should each have their own specification line with material, gauge, and FPA reference.
Tile or panel product named with FPA number — not just brand and profile The FPA number allows independent verification of HVHZ listing and installation requirements. A brand name without an FPA number is not a specification — it is a description that allows product substitution without your knowledge or approval.
Installation method specified by zone — field, corner, edge, ridge, hip HVHZ installation requirements differentiate between field and high-pressure zones. A specification that says only “per FPA” without identifying the installation table and zone methodology is incomplete. Each zone’s installation method should be stated explicitly.
Metal coating type stated as PVDF Kynar — not “painted” or “factory coated” PVDF fluoropolymer coating is the only coating type that maintains color and surface integrity for the full service life in Tequesta’s UV and salt environment. “Factory coated” can mean polyester — which chalks and fades significantly within 8 to 12 years.
Exposure zone classification documented with resulting specification adjustments The ASCE 7-22 Exposure Category for the specific property should appear in the specification with the resulting material grade and installation method adjustments clearly tied to the classification. Generic coastal specification is not exposure-zone calibrated specification.
Underlayment and Deck System — The Hidden Performance Layer
The underlayment system is the most consequential invisible component of the roofing specification — it is the waterproofing layer that protects the interior when the tile surface above it is compromised, and it is the component most frequently under-specified in proposals from contractors who prioritize cost over performance. Every item in this checklist section should appear in the proposal by name with an FPA number — not by category description alone.
The secondary water barrier is the foundational underlayment requirement for all HVHZ tile re-roofing projects in Tequesta that trigger full code compliance. The SWB specification should identify the specific product by manufacturer and name with its FPA number, the application method (self-adhering is the premium standard), the minimum thickness and membrane weight, the lap dimension requirements from the FPA, and the required treatment at all penetrations and transitions. Products vary significantly in quality within the self-adhering SWB category — a specification that names only “SWB per FBC” allows the contractor to select the minimum-cost qualifying product rather than the highest-performance option appropriate for Tequesta’s direct coastal exposure.
The cap sheet specification should identify the product and FPA number, the minimum weight (30-pound minimum for standard applications), the fastening pattern, and the lap dimensions. The deck condition specification should describe the contractor’s process for identifying damaged deck sections during tear-off — specifically, who makes the determination that a deck section requires replacement, what standard is used, what material replaces it (same plywood thickness and span rating as surrounding deck minimum), and how the replacement scope is communicated to the homeowner before it is executed. Mid-project change orders for deck replacement that were not disclosed at the specification stage are a common source of project conflict that a clear deck condition protocol in the original specification eliminates.
SWB product named with FPA number — not “SWB per FBC” Self-adhering SWB quality varies significantly across HVHZ-listed products. The specification should name the specific product so the homeowner can evaluate the quality level being proposed — not leave the product selection to the contractor’s post-signing discretion.
Deck condition protocol stated — who decides replacement, what standard, how homeowner is notified Undisclosed mid-project change orders for deck replacement are a common conflict source. A clear deck condition protocol in the original specification — with homeowner notification before execution — prevents this category of dispute entirely.
Deck nail specification stated — type, spacing, documentation method, and deliverable 8d ring-shank at 6/6 spacing with photographs at multiple locations before underlayment installation. The photographs are the permanent Section B wind mitigation evidence — their format and delivery should be specified as a project deliverable.
Flashing and Metal Systems — The Durability Specification
Flashing failures are the primary source of roof leaks on Tequesta properties with otherwise serviceable tile or metal surfaces — and flashing specification is the area where the most significant performance gap between minimum-compliance and premium-specification installations occurs. A proposal that specifies tile and underlayment in detail but describes flashing only as “aluminum flashing throughout” is a proposal that has not addressed the component most likely to fail prematurely in Tequesta’s coastal environment.
The flashing specification checklist covers four elements. First — material and gauge: 0.032-inch aluminum minimum for all flashings in Zone 2 and Zone 3 properties, 0.040-inch aluminum or Type 316 stainless steel for Zone 1 direct exposure properties. Second — fastener specification: aluminum or stainless steel fasteners throughout — never galvanized, never electroplated steel. Third — valley treatment: open valley with metal valley liner at minimum 0.032-inch gauge, or closed valley with woven tile and metal liner, with the specific treatment named and the FPA reference cited. Fourth — penetration treatment: each pipe boot, HVAC curb, skylight curb, and wall transition should be specifically described — “standard pipe boot” is not an adequate specification for a Tequesta luxury home where every penetration is a potential water entry point in hurricane conditions.
The drip edge and rake edge metal specification should state the material and gauge, the overlap dimension at joints, the nailing pattern, and whether the profile is appropriate for the tile profile and underlayment termination detail. Drip edge and rake metal that is installed correctly seals the eave and rake edges against wind-driven water infiltration — incorrectly specified or installed metal at these locations is a direct path for hurricane-driven water to bypass the underlayment and enter the wall cavity below.
Flashing gauge stated explicitly — 0.032-inch Zone 2/3, 0.040-inch Zone 1 “Aluminum flashing” is not a specification. “0.032-inch 3003-H14 aluminum flashing” is. The gauge determines the service life in Tequesta’s salt environment — and the difference between 0.019-inch and 0.032-inch is the difference between a 15-year and a 40-year coastal service life.
Fastener material stated — aluminum or stainless, never galvanized Galvanized fasteners in Tequesta’s coastal environment have a 15 to 20-year service life before zinc depletion. Stainless or aluminum fasteners serve the full installation life. Every fastener in every flashing connection should be specified as non-galvanized.
Each penetration type specifically described — not covered by “standard pipe boots” Pipe boots, HVAC curbs, skylight curbs, and wall transitions each require specific treatment appropriate to the penetration type. “Standard” is not a specification — it is a delegation of the treatment decision to the installer on the day of installation.
Structural Upgrades and Documentation — The Long-Term Value Layer
The structural upgrade and documentation section of the checklist covers the components of the project that generate the most durable financial value — the wind mitigation upgrades that reduce annual insurance premiums, and the documentation deliverables that protect and preserve the value of the physical installation for the life of the property. These items are often absent from proposals from contractors who do not think about the project in terms of its long-term financial outcomes — and their presence or absence in a proposal is a reliable indicator of the contractor’s understanding of what a Tequesta luxury homeowner is actually buying.
The structural upgrade checklist begins with deck re-nailing. The proposal should specify whether deck re-nailing is included in the scope, and if it is, should state the nail type, nail size, field spacing, and edge spacing — and must include the photographic documentation protocol. If deck re-nailing is not included, the proposal must state the existing nail pattern that was assessed, because this determines Section B of the wind mitigation form and the homeowner’s insurance premium. A proposal that is silent on the deck nail condition is a proposal that has not assessed this critical wind mitigation variable.
The strap specification covers the roof-to-wall connection upgrade that determines Section C of the wind mitigation form. The proposal should either include strap installation as a scope item — specifying the strap type (double-wrap strap for maximum Section C rating), the connector model, and the installation scope (all rafter or truss connections, or specific locations identified during assessment) — or document the existing connection type at representative locations as assessed. Section C is typically the most financially significant wind mitigation variable at Tequesta’s property values, because the difference between minimum (toenail) and maximum (double-wrap strap) connections can represent the largest single premium multiplier on the OIR-B1-1802 form.
Deck nail specification or existing condition stated — never silent on this variable Either state what re-nailing will be done, or state what the existing nail condition is as assessed. A proposal silent on deck nailing leaves Section B of the wind mitigation form undetermined — which means the insurance premium outcome of the project is undetermined.
Strap specification or existing connection type stated — Section C is the largest premium variable The difference between toenails and double-wrap straps is the single largest wind mitigation premium multiplier at Tequesta property values. A proposal that is silent on roof-to-wall connections has not addressed the most financially significant structural upgrade question.
Documentation deliverables explicitly committed in the proposal Permit closeout certificate, FPA records, mid-project photographs, and wind mitigation inspection coordination should appear as named deliverables in the proposal — not as implied afterthoughts. If the proposal does not name them, request that they be added before signing.
Final payment triggered by county final inspection passing — stated in the contract The payment milestone that protects your leverage through the full project. If it is not in the proposal, add it as a contract condition before signing. A contractor who objects to this condition is telling you something important about their confidence in their own inspection outcomes.