Rain Right Roofing | Tampa Bay Roofing Contractor

Project Overview

The Anderson family contacted us from their custom Mediterranean-style home at 7842 Winged Foot Drive in The Landings, an upscale golf course community in Sarasota. Their 2,253 sq ft home was built in 2004 with original asphalt architectural shingles that were now 21 years old and nearing end of life. The Andersons were planning to retire in this home and wanted to upgrade to a premium roofing material that would match the Mediterranean architectural style and provide a permanent roofing solution.

During our initial inspection, we found the existing shingles showing typical age-related deterioration - granule loss, cracking, and faded appearance. However, the roof structure was in excellent condition. The homeowners expressed frustration that their neighbors with clay and concrete tile roofs still had beautiful, maintenance-free roofs after 30+ years, while they were facing their second roof replacement. They wanted a roof that would last for the remainder of their ownership and add significant aesthetic value to their $850,000 home.

We recommended concrete S-tile in a Terra Cotta blend color, which provides the appearance of traditional clay tile at 40% lower cost while offering superior wind resistance and impact protection. The Landings HOA has strict architectural guidelines, so we coordinated approval for the tile style and color before beginning work.

Scope of Work

Pre-Construction Planning

Submitted architectural review application to The Landings HOA with tile samples and photos
Obtained HOA approval within 2 weeks (tile upgrade from shingle is generally approved)
Ordered custom concrete S-tiles from manufacturer (4-week lead time)
Pulled Sarasota County building permit with engineering for tile load

Tear-Off & Structural Preparation

Removed existing 21-year-old architectural shingles
Inspected roof structure for tile load capacity (concrete tile weighs 950 lbs per square vs. 250 lbs for shingles)
Reinforced 8 roof trusses per structural engineer specifications (additional support needed for tile weight)
Installed 7/16” OSB roof decking overlay (tile requires solid substrate vs. spaced sheathing)
Verified all structural work with engineer inspection before proceeding

Tile Installation

Underlayment: GAF Deck-Armor high-temperature synthetic (rated for 250°F+ under tile)
Battens: Treated 1x2 horizontal battens at 13” on center (tiles interlock onto battens)
Tiles: Concrete S-tile in Terra Cotta blend (variegated coloring for authentic appearance)
Attachment: Each tile mechanically fastened with stainless steel screws (hurricane-rated installation)
Hip & Ridge: Matching S-tile hip and ridge caps with mortar bed
Valley System: Open valley design with copper valley flashing
Flashing: Custom copper flashing at all wall intersections, chimneys, and penetrations
Bird Stops: Universal bird stop closures at eaves to prevent wildlife entry
Ventilation: Tile vent system at ridge for balanced attic ventilation

Premium Finishes

Copper valley flashing (lifetime durability, period-appropriate for Mediterranean style)
Mortar-set ridge tiles (traditional method, superior aesthetics vs. dry-set)
Color-matched valley and eave closures
Professional pointing of all mortar joints

Challenges & Solutions

Challenge 1: Structural Load Requirements

Problem: Concrete S-tiles weigh 950 lbs per square (100 sq ft) vs. 250 lbs for the original shingles. This 4× weight increase required structural evaluation to ensure the existing roof trusses could support the additional load. Some homes in The Landings were built with lighter truss systems that require reinforcement for tile.

Solution: We hired a Florida-licensed structural engineer to evaluate the roof structure before providing our estimate. The engineer determined that 8 trusses needed reinforcement with sistered 2x6 members to safely carry the tile load. We provided a detailed proposal including the structural work ($2,800) and explained this was a one-time investment that would allow a permanent tile roof. The Andersons appreciated our thorough approach vs. competitors who didn’t mention structural requirements. We performed all structural work per engineer’s stamped drawings and obtained structural sign-off before installing tile.

Challenge 2: HOA Architectural Review

Problem: The Landings has one of the strictest HOA architectural review committees in Sarasota. All exterior changes require approval, and the committee has denied roof replacements for “inappropriate materials” or colors that don’t match neighborhood character. The Andersons were nervous about rejection and project delays.

Solution: We have extensive experience with The Landings HOA. We prepared a professional architectural review package including tile samples, color photos of the proposed Terra Cotta blend, manufacturer specifications, and examples of 4 other S-tile roofs we’d installed in The Landings. We emphasized that upgrading from shingle to tile enhances property values throughout the community. We also provided photos showing how S-tile complements Mediterranean architecture. The HOA approved within 2 weeks with zero modifications requested. Our professional presentation and neighborhood experience made the difference.

Challenge 3: Premium Installation Expectations

Problem: The Andersons were investing $32,400 in a premium tile roof (2× the cost of shingles). They had extremely high expectations for quality, appearance, and longevity. Any installation defects, tile breakage, or aesthetic imperfections would be unacceptable for this price point.

Solution: We assigned our most experienced tile crew (combined 40+ years tile roofing experience). We pre-sorted tiles by color variation to create natural blending across roof planes. We used laser lines for hip and ridge alignment (perfectly straight lines). We carefully cut every valley tile for precise fit. We protected all tiles during installation with soft pads (zero tile breakage). The result was a showroom-quality installation that exceeded the Andersons’ expectations. They’ve since referred 3 neighbors who are now considering tile upgrades.

Challenge 4: Summer Heat & Tile Handling

Problem: Concrete tiles are heavy (8-10 lbs each) and installation occurred during June heat (95°F+). The crew needed to install 2,253 individual tiles, each requiring precise placement, alignment, and fastening. Heat exhaustion and fatigue were real concerns.

Solution: We scheduled extra crew members (5-person team vs. typical 3-person for shingles) to distribute the physical workload. We implemented 90-minute work cycles with mandatory shade breaks. We started at 6:30 AM daily to maximize cooler morning hours. We provided coolers with ice water and electrolyte drinks. We also used a material lift to get tile bundles onto the roof, eliminating crew climbing ladders with heavy tiles. Result: Safe, efficient installation with zero injuries and high-quality workmanship despite challenging conditions.

Timeline

Week 1 (Pre-Construction):

HOA application submitted
Structural engineer inspection and drawings
Tile order placed (4-week manufacturer lead time)
Building permit application filed

Week 2-4:

Waiting for tile delivery and permit approval
HOA approval received (Week 2)
Building permit approved (Week 3)
Tiles delivered to job site (Week 4, Friday)

Day 1 (Monday) - Structural Work:

7:00 AM: 5-person crew arrived
7:30 AM: Began shingle tear-off
10:00 AM: Tear-off complete, exposed structure
10:30 AM: Structural engineer on-site to mark trusses requiring reinforcement
11:00 AM: Began sistering 8 trusses with 2x6 members
12:00 PM: Lunch break
1:00 PM: Continued structural work
3:30 PM: Installed OSB decking overlay across entire roof
5:00 PM: Roof tarped, structural engineer final inspection scheduled

Day 2 (Tuesday) - Underlayment & Battens:

7:00 AM: Structural engineer arrived, approved reinforcement work
8:00 AM: Installed Deck-Armor synthetic underlayment across entire roof
10:30 AM: Began installing horizontal battens (1x2 treated lumber at 13” spacing)
12:00 PM: Lunch break
1:00 PM: Continued batten installation
3:00 PM: Installed copper valley flashing
4:30 PM: Battens 100% complete, ready for tile installation
5:00 PM: Cleanup

Day 3 (Wednesday) - Tile Installation Begins:

6:30 AM: Early start to maximize cooler hours
7:00 AM: Began S-tile installation starting at eaves
9:00 AM: Installed bird stops and first 5 courses of tile
10:30 AM: Shade break
11:00 AM: Continued tile installation (40% complete)
12:00 PM: Lunch break
1:00 PM: Continued tiles (afternoon crew pace slowed due to heat)
4:30 PM: Tiles 70% complete
5:00 PM: Cleanup

Day 4 (Thursday) - Tile Completion:

6:30 AM: Continued tile installation
9:00 AM: Completed field tiles, began hip and ridge work
10:30 AM: Shade break
11:00 AM: Mortar-set ridge tiles installed
12:00 PM: Lunch break
1:00 PM: Pointed all mortar joints, installed tile vents
3:00 PM: Installed flashing at all penetrations
4:00 PM: Final cleanup, magnetic nail sweep
4:30 PM: Homeowner walkthrough (extremely pleased)
5:00 PM: Scheduled county final inspection

Day 5 (Friday):

10:00 AM: Sarasota County final inspection (passed with commendation)
Structural engineer provided final sign-off letter
Permit closed
Dumpster removed

Results

Inspection & Code Compliance

Sarasota County building inspector passed the installation on first attempt with a written commendation, stating “This is one of the finest tile installations I’ve seen this year. Exceptional craftsmanship and attention to detail.” Inspector specifically noted the quality of the copper valley work, mortar joint pointing, and structural reinforcement.

Structural engineer provided final sign-off letter confirming all reinforcement work met engineered specifications and roof structure was approved for tile load.

Homeowner Satisfaction

Mrs. Anderson (homeowner):

“We wanted a premium roof that would match our Mediterranean home’s architecture and last a lifetime. Rain Right’s tile installation is absolutely beautiful - better than we imagined. The craftsmanship is outstanding and the attention to detail shows in every tile. Worth every penny for the quality and longevity. Our home looks like it belongs in the Mediterranean now.”

Mr. Anderson added:

“This is our forever home and we wanted a forever roof. The S-tile looks identical to expensive clay tile but costs less and has better wind resistance. Rain Right educated us on tile options, handled all the HOA approvals, and delivered a flawless installation. Three neighbors have asked for their contact information.”

Property Value Impact

The Andersons had their home reappraised 6 months after tile installation for estate planning purposes. The appraiser specifically cited the “premium concrete tile roof upgrade” as adding $35,000-40,000 to home value. In The Landings luxury market, tile roofs are expected and shingle roofs reduce values. The $32,400 investment immediately increased home value by $35,000-40,000, providing positive ROI before considering the 50+ year lifespan.

Warranty Coverage

15-year workmanship warranty from Rain Right Roofing on installation
50-year manufacturer limited warranty on concrete tiles
Lifetime structural warranty on roof framing reinforcement
Transferable warranty (increases home resale value)

Long-Term Benefits

50+ year expected life: Last roof the Andersons will ever need
Hurricane protection: Miami-Dade approved tile system, 150+ mph wind rating
Fire resistance: Class A fire rating (non-combustible concrete)
Energy efficiency: Tile thermal mass and ventilation reduce cooling costs by 10-15%
Insurance discount: Premium tile roof qualifies for 15-20% insurance reduction ($400-600/year savings)
Zero maintenance: No cleaning, no repairs, no moss/algae treatment needed
Resale value: Premium tile roof is expected in luxury Sarasota market

Cost Breakdown

Total Investment: $32,400

Itemized:

Materials: $14,200
- Concrete S-tiles (2,253 sq ft @ $3.80/sq ft): $8,500
- Deck-Armor underlayment: $1,200
- Horizontal battens (1x2 treated): $1,100
- Copper valley flashing: $950
- Ridge tiles and mortar: $850
- Bird stops, vents, fasteners: $600
- Stainless steel screws: $500
- OSB decking overlay: $500
Labor: $12,800
- 5-person crew × 4 days @ $640/day/person
- Specialized tile installation expertise
- Premium craftsmanship standards
Structural Reinforcement: $2,800
- Materials (2x6 lumber, connectors): $800
- Labor for sistering 8 trusses: $1,600
- Structural engineer inspection: $400
Permits & Engineering: $1,200
- Sarasota County building permit: $625
- Structural engineering (load calculations, stamped drawings): $450
- HOA architectural review fee: $125
Tear-Off & Disposal: $1,000
- Dumpster rental (30-yard): $550
- Labor for tear-off: $450
Insurance/Overhead: $400
- $2M general liability insurance allocation
- Workers compensation allocation

Pricing Context: At $14.38/sq ft, this premium tile installation reflects typical Sarasota luxury market pricing for concrete tile ($13-16/sq ft). Clay tile would have been $18-22/sq ft. The price includes structural reinforcement, copper valleys, and premium installation standards expected in The Landings.

Lifetime Value: Over 50 years, the tile roof costs $32,400 vs. 3× shingle replacements ($18,000 × 3 = $54,000). Tile saves $21,600 over lifetime plus delivers superior hurricane protection, zero maintenance, and higher resale value.

Photos

Before: 21-year-old faded shingles on Mediterranean home (architectural mismatch) Structural Work: Reinforced trusses and OSB overlay installation During: S-tile installation showing variegated Terra Cotta coloring After: Stunning Mediterranean tile roof with copper valleys, perfectly aligned ridges Detail: Close-up of mortar-set ridge tiles and professional craftsmanship

Materials Used

Tiles: Concrete S-tile, Terra Cotta blend variegated color (50-year warranty)
Underlayment: GAF Deck-Armor synthetic (250°F temperature rating for tile)
Battens: Treated 1x2 horizontal battens @ 13” on center
Valley Flashing: 20 oz copper (lifetime durability)
Fasteners: Stainless steel tile screws (corrosion-proof)
Ridge System: Mortar-set S-tile ridge caps
Bird Stops: Universal tile bird stop with mesh
Vents: Tile vents for ridge ventilation
Decking: 7/16” OSB overlay for solid substrate

Lessons Learned

What Went Well

Structural engineering prevented future problems and built homeowner confidence
Professional HOA package expedited approval process
Premium tile crew delivered showroom-quality installation
Early morning starts managed summer heat effectively
Exceeded homeowner expectations for craftsmanship

Challenges Overcome

Coordinated structural reinforcement with engineer oversight
Navigated strict HOA architectural review successfully
Maintained premium quality standards despite heat challenges
Managed heavy tile materials safely and efficiently

Tile Roofing in Sarasota Luxury Market

The Landings and similar upscale Sarasota communities (Lakewood Ranch, Palmer Ranch, University Park) increasingly expect tile roofs:

Why Sarasota Buyers Prefer Tile:

Longevity: 50+ years vs. 15-20 for shingles
Hurricane protection: Superior wind resistance (critical for coastal Sarasota)
Aesthetics: Mediterranean/Spanish architecture requires tile for authentic appearance
Property values: Tile roofs add $30,000-50,000 to home values in luxury market
Insurance: 15-20% premium reductions for fortified tile roofs
Maintenance-free: Zero algae, zero repairs, zero replacement for 50+ years

Concrete vs. Clay Tile:

Concrete: $13-16/sq ft, 50-year warranty, superior impact resistance
Clay: $18-22/sq ft, 75+ year life, traditional appearance, lighter weight
Both offer excellent performance; concrete more cost-effective

Service Area

We serve all of Sarasota County including upscale communities:

Free Tile Roof Consultations: We provide education on tile options, HOA navigation, and structural requirements

Sarasota Clay Tile Roof Installation

Project Details