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Josh was very thorough diagnosing a hard-to-find leak on a tile roof, after 2 other roofing companies tried but failed to catch the problem. Great work at a fair price.Mark R.Tile leak diagnosis, Florida Gulf Coast
Sarasota has two completely different tile roof markets in the same city: 1920s Mediterranean Revival homes in Sapphire Shores, McClellan Park, and Cherokee Park with original clay barrel tile, and newer luxury communities like Palmer Ranch, The Oaks, and Bay Isles built with concrete S-tile. Coastline repairs, re-underlays, and replaces both. Drone inspection, written photo report, honest answer on what your tile roof actually needs.
Drive through Sapphire Shores, McClellan Park, Cherokee Park, Laurel Park, or the downtown historic district and you will see homes built between 1920 and 1935 with original clay barrel tile. The profiles on these roofs are not made anymore. The colors are not made anymore. The kilns that fired them are gone. If your 1920s Mediterranean Revival home in 34234 or 34239 has original clay barrel tile, the tile itself is the most valuable component of the entire roof, and replacing it with new modern tile destroys what makes the home worth what it is worth.
Now drive south through Palmer Ranch, Prestancia, The Oaks, or out to Bird Key, Bay Isles, and Country Club Shores on Longboat Key. Different city, same name. These homes are concrete S-tile, mostly Eagle Roofing Products, Boral, or Crown, installed between 1995 and 2015. The oldest of those installs are now in the 25 to 30 year range, which is exactly when the underlayment underneath fails. The tile on top still looks fine. The water-shedding membrane beneath it does not.
Add the barrier islands to the picture. Siesta Key (34242), Lido Key (34236), and Longboat Key sit directly on the Gulf with constant salt exposure, not seasonal. Concrete and clay tile both handle salt air well, but the flashing, the ridge mortar, and any ferrous fastener corrode year-round. Most "tile leaks" on Siesta or Longboat are actually flashing leaks, fastener leaks, or failed ridge mortar under perfectly good tile. The fix is targeted, not a full replacement.
Coastline handles all three Sarasota tile situations: historic clay re-underlayment with the original tile retained, concrete S-tile repair and full re-underlayment in the luxury communities, and flashing and ridge work on the barrier islands. Drone inspection first. Written photo report. Honest answer on what your roof actually needs. The full tile roofing breakdown covers concrete vs clay, FBC 706.1.1 re-underlayment code, and the 20-year underlayment lifecycle in detail.
From original 1920s clay barrel in Sapphire Shores to 2003 concrete S-tile in Palmer Ranch, here is what Coastline handles.
Sapphire Shores, McClellan Park, Cherokee Park, Laurel Park, or downtown. If your 1920s or 1930s Mediterranean Revival home has its original clay barrel tile, the right move in almost every case is re-underlayment with the original tile retained. Replacing the tile destroys what makes the home valuable.
Palmer Ranch, Prestancia, The Oaks, Bay Isles, Country Club Shores, Bird Key. If your concrete S-tile was installed between 1995 and 2005, the underlayment underneath is at or past end of life even though the tile looks fine. Re-underlayment now is the standard fix, not a full tear-off.
Siesta Key, Lido Key, or Longboat Key after a named storm. Tile gets cracked or slipped, flashing gets lifted, ridge mortar gets blown out. Drone documentation right after the storm protects the insurance claim window and gets a tarp on anything actively leaking.
Tile roof condition is the single biggest negotiation point on a Longboat Key, Bird Key, or Siesta Key sale. A pre-listing drone inspection and written report eliminates the buyer's objection before it starts and prevents last-minute concessions at closing.
Call (941) 896-7793 or text your address to (941) 345-0072. Most Sarasota inspections are on the calendar within a few business days. Same-day callback if we miss the phone.
Every slope photographed from above. Close-up confirmation on findings. Written photo report sent same day or next morning. Honest read on whether the tile itself, the underlayment, or just the flashing is the issue.
Written scope of work with photo backup. Permits pulled with Sarasota County or City of Sarasota depending on your address. Historic district homes get the additional review their location requires.
Daily photo reports during the job. Josh reviews the work every day. Final close-out photos delivered when the permit closes. 5-year workmanship warranty on full replacement and re-underlayment, 1-year on repairs.
Targeted tile repair on a Siesta Key flashing leak is a very different number than re-underlaying a 4,000 square foot concrete S-tile roof in Prestancia, which is a different number than re-underlaying a 1925 Sapphire Shores home where the original clay barrel tile has to be hand-carried off and back on. Coastline prices every Sarasota tile job from a drone inspection and a written scope, not a square footage guess over the phone. The inspection is free across the Sarasota service area. The written report and the price come with it.
Schedule a free tile inspectionJosh was very thorough diagnosing a hard-to-find leak on a tile roof, after 2 other roofing companies tried but failed to catch the problem. Great work at a fair price.Mark R.Tile leak diagnosis, Florida Gulf Coast
Loved how Josh used his drone to identify cracked and slipped roof tiles and sent us the photos. Photos also taken of completed work.Felicity K.Tile repair with drone inspection, Florida Gulf Coast
I chose Coastline mainly due to the excellent customer service and the fact that it is a local company. They made my house and my insurance deadline a priority.TL O.Storm damage repair, Florida Gulf Coast
Yes. Historic clay barrel tile re-underlayment is one of the most common jobs we do in Sarasota. The original tile from your 1920s or 1930s Mediterranean Revival home is carefully removed, stacked on the property, the deck and underlayment are replaced to current Florida Building Code, then the original tile is reinstalled. The character of the roof stays intact. The historic district neighborhoods around 34234 and 34239 get this kind of sensitive treatment from us, not a tear-off-and-replace approach.
In almost every case, re-underlay with the original tile retained. Three reasons. First, the clay barrel profiles and colors from the 1920s and 1930s are not manufactured anymore, so replacing with new tile changes the look of the home. Second, the historic clay itself is the most valuable component of the entire roof and is often in better shape than tile fired today. Third, underlayment failure is what causes leaks on these homes, not tile failure. New code-compliant underlayment under the original tile fixes the leak and adds 20+ years without altering the home.
Yes. Siesta Key (34242), Lido Key (34236), and Longboat Key (34228 in part) are all in our regular service area. The barrier islands are where we do a lot of flashing, ridge, and salt-air corrosion work under otherwise sound tile. We carry non-ferrous fasteners and flashing materials specifically because of how aggressively the constant salt air corrodes anything ferrous on those islands.
Yes. The Oaks, Palmer Ranch, Prestancia, and the surrounding 34238 and 34241 luxury communities are core territory for us. Most of those homes have Eagle Roofing Products, Boral, or Crown concrete S-tile installed between 1995 and 2015. We do targeted repairs, full re-underlayment with the existing tile retained, and full tile replacement when warranted. Drone inspection first, written report, then a clear scope.
Less than people think to the tile itself, more than people think to everything else. Concrete and clay tile both handle salt exposure well. What corrodes are the ferrous fasteners holding tile or flashing in place, the metal flashing around chimneys and skylights, and the ridge mortar that loses its bond over time. Most leaks we diagnose on Siesta, Lido, and Longboat Key tile roofs are not actually tile failures. They are flashing failures, fastener corrosion, or failed ridge mortar under perfectly sound tile.
Usually, yes. Eagle Roofing Products, Boral, and Crown profiles from that era are still in active production or have close current matches. We bring sample tile to the inspection when we already know the profile, or we identify it on site from the drone photos and source the match before quoting. For unusual or discontinued profiles, we sometimes harvest tile from less-visible slopes to make repair tile available for visible slopes.
Yes, on every job that requires one. Sarasota County and the City of Sarasota have different permitting offices and different review timelines, and homes in the downtown historic district, Laurel Park, and similar historic zones get additional review for any visible exterior change. We handle the permit, the inspections, and the close-out paperwork. License CCC1331076. Every permit is closed at the end of the job.
Historic clay or concrete S-tile. Re-underlayment, targeted repair, or full replacement. Drone inspection first, honest answer in writing.