Siesta Key Roofing Experts

Roofing Contractor on Siesta Key, Florida

Titanium Roofing Experts replaces, repairs and maintains roofs across Siesta Key, Siesta Key Village, Crescent Beach and Turtle Beach. Florida state-certified, license CCC1336607, with decades of combined experience on our crews. Our office is a short drive up Fruitville at 1151 Sarasota Center Blvd.

The inspection is free and there is no obligation attached to it. If your roof does not need work yet, we will tell you that.

Roof Replacement on Siesta Key

We tear the old roof off rather than layering over it, so we can see the decking underneath — soft spots and rotted plywood never show up in a photo of your shingles. Everything is documented with drone imaging and iPad reporting, and the photographs are yours. Permits and inspections handled through Sarasota County from submittal to final, product approvals in writing, and the work is backed by our 10-year workmanship warranty.

Roof Repair on Siesta Key

Not every problem is a replacement, and we would rather do a good repair than sell you a tear-off you do not need. Leaks, wind-lifted or missing shingles, failed flashing around chimneys and skylights, cracked or slipped tile, and damaged flat sections over lanais and additions. Water travels along rafters long before it reaches a ceiling — if you have a stain, call sooner rather than later.

Storm Damage and Insurance Claims

After a storm we get on the roof, document what we find properly, and give you the photographs whether or not you file a claim and whether or not you hire us. We are licensed roofers, not public adjusters — we do not negotiate the claim for you, but we meet your adjuster on site so everyone is looking at the same evidence. Emergency service is available 24/7.

Free Roof Inspections on Siesta Key

A full walk of the roof, not a glance from the driveway. Photographs you keep, a plain-English explanation of the condition it is actually in, and an honest estimate of how many years you have left. Worth doing after any significant storm, before you list your house, and once the roof passes about fifteen years — insurers get noticeably more interested in roof age around then.

Roofing Materials We Install

• Asphalt shingle — architectural shingles are a real step up from old three-tab in wind performance and appearance.
• Tile — long-lived and it suits the architecture here, but the underlayment beneath is what keeps water out and that is the part that ages.
• Metal — more up front, excellent in wind, and a strong choice on a barrier island.
• Flat and low-slope — for lanais, porches, additions and commercial buildings.

Financing is available for homeowners who would rather spread the cost.

What makes roofing on Siesta Key different

Barrier-island roofing has rules that inland roofing does not, and most contractors will not walk you through them. Below is which office issues your permit, the straight answer on beachfront permitting, why the fasteners matter here specifically, and what the recent storms actually measured. It is worth reading before you sign anything.

Roofing on Siesta Key, Florida

Siesta Key is eight miles of barrier island in ZIP code 34242 — Siesta Key Village, Siesta Beach, Crescent Beach and Turtle Beach — with the Gulf on one side and the bay on the other. That geography changes almost everything about how a roof has to be built here: which office issues your permit, which fasteners are allowed, what your wind design has to account for, and which state agency does or does not need to be involved. Titanium Roofing Experts is a Florida state-certified roofing contractor, license CCC1336607. We replace, repair and maintain shingle, tile, metal and flat roofs on Siesta Key, and our office is a short drive up Fruitville at 1151 Sarasota Center Blvd.

Your Siesta Key permit goes through the County, not the City

Siesta Key is unincorporated Sarasota County. Your roofing permit is issued by Sarasota County Planning and Development Services, not the City of Sarasota — a distinction that trips up plenty of homeowners and more than a few contractors.

• Where: PDS One Stop, 870 Apex Road, Sarasota, FL 34240. (The County consolidated its permitting services at Apex Road in March 2026.)
• Phone: 941-861-5000 · Email: building@scgov.net
• Online: permits, plan review and inspections run through the County’s Accela portal, available around the clock.

Sarasota County defines two inspection stages specifically for re-roof permits, and names them exactly that way: “Dry in and flashing – Re-roof permits only” and “Roof in progress – Re-roof permits only.” Both can be done as virtual inspections. After a named storm, the County also lets roofing permits be filed as “Storm Related” for expedited handling. We pull the permit, schedule the inspections and carry the job through final sign-off. You should never be the one filing paperwork with the County.

What Florida law requires when you replace a roof

Florida Statute 553.844 is the hurricane-mitigation retrofit law, and it applies to your re-roof whether or not anyone mentions it in the sales pitch. A roof replacement must include strengthening or correcting roof-deck attachments and fasteners and a secondary water barrier. Roof-to-wall connections are required only when they can be evaluated and installed for 15 percent or less of the cost of the roof replacement. The statute also contains the provision people call the 25 percent rule — and, importantly, the exemption most homeowners have never heard of. If your existing roof was built, repaired or replaced in compliance with the 2007 Florida Building Code or later, and 25 percent or more of it is being repaired or replaced, only the repaired or replaced portion has to be brought to current code. That exemption can be the difference between a section repair and a full tear-off, and it is worth checking before anyone tells you the whole roof has to go.

Beachfront? The straight answer on the Coastal Construction Control Line

This is the question we get most often from Gulf-side owners, and the honest answer is better news than most people expect. The Florida Department of Environmental Protection’s own guidance lists as exempt from Coastal Construction Control Line permitting: “improvements to existing single-family dwellings within the building’s footprint and not involving foundation work (e.g., replacing roofs, doors, windows, siding, second floor additions, etc.).” In plain terms: a straight roof replacement on your existing house, inside the existing footprint, with no foundation work, does not require an FDEP CCCL permit. What does trigger state review is new construction, substantial improvement, and work involving the foundation. Sarasota County additionally requires its own CCCL Certificate for new construction and substantial improvements seaward of the line. Flood zone is a separate question, and it gets conflated with this one constantly. VE and AE designations govern elevation and floodproofing — not roof covering. If your roof is part of a larger renovation, ask the County whether the 50 percent substantial-improvement rule comes into play before work starts. County floodplain review: floodplansreview@scgov.net, 941-861-5000.

On a barrier island, salt air is a code requirement

Every roofer in Sarasota says “salt air” in their marketing. Very few tell you it is written into the Florida Building Code. Section 2210.4 reads: “Fasteners and connectors in areas within 3,000 feet (914 m) of a saltwater coastline, or other areas subject to salt corrosion, shall comply with Section 1711.” Siesta Key has salt water on both sides and is narrow the whole way down. Virtually every address on the island falls inside that 3,000-foot line, which means corrosion-resistant fastening is not an upgrade we are selling you — it is the baseline your roof has to meet. Beyond the code minimum, FEMA and the Florida Roofing and Sheet Metal Contractors Association recommend 300-series stainless steel for both exposed and concealed fasteners within 3,000 feet of the shoreline, advise against plain galvanized steel in coastal environments, and note that aluminum panels need aluminum fasteners to avoid dissimilar-metal corrosion. As FRSA puts it, if the fasteners holding the roof down rust and fail, the roof can leave. We will tell you exactly what fastener and coating system we are specifying, and why.

Wind design, exposure, and one thing Sarasota County is not

The Florida Building Code, 8th Edition (2023) is what Sarasota County enforces today. The 9th Edition takes effect December 31, 2026, so any roof going on between now and then is designed to the 8th. Sarasota County is not in the High-Velocity Hurricane Zone. The HVHZ provisions apply to Miami-Dade and Broward counties only. That surprises people who assume coastal Florida is coastal Florida. It does not mean a weaker roof — it means the correct standard, and any contractor quoting you “Miami-Dade approved” as though it were a legal requirement here is selling, not informing. Design wind speed is address-specific. Sarasota County publishes an official Wind Load Category map for the 8th Edition, and we confirm the value for your parcel rather than quoting a number off a brochure. Exposure category is a per-site determination as well — barrier island lots frequently fall into Exposure D because of open-water fetch, but that is decided for your property, not for the island as a whole.

Milton came ashore here. We get the details right.

Hurricane Milton made landfall at Siesta Key at 8:30 p.m. EDT on October 9, 2024. The National Hurricane Center’s final report puts it at Category 3, 115 mph sustained winds, 958 millibars. You will see 120 mph repeated all over the internet. That was the real-time operational estimate on the night of the storm; post-analysis revised it down to 115. We mention it because the difference between the number everyone repeats and the number in the official record is exactly the kind of detail that matters when an adjuster is dating and scoping storm damage. Twelve days before Milton, Hurricane Helene pushed water into Siesta Key Village — a county commissioner described businesses there taking roughly three feet. And Hurricane Ian, in 2022, did not come ashore here; it landed at Cayo Costa and Punta Gorda, well to the south. Sarasota County’s documented Ian impact was inland flooding. Getting that sequence right matters when a claim turns on which storm caused which damage.

Siesta Key roofing questions we actually get asked

Who issues my roofing permit on Siesta Key?

Sarasota County, not the City of Sarasota. Siesta Key is unincorporated county, so the permit goes through Sarasota County Planning and Development Services at 870 Apex Road, filed online through the County’s Accela portal. We handle it.

I’m on the beach. Do I need a state CCCL permit to replace my roof?

For a straight roof replacement on an existing single-family home — within the existing footprint, no foundation work — FDEP lists that as exempt from Coastal Construction Control Line permitting. New construction and substantial improvements are a different matter, and Sarasota County has its own CCCL Certificate for those.

What wind speed does my roof have to be designed for?

It depends on your address, not on the island. Sarasota County publishes an official Wind Load Category map for the Florida Building Code 8th Edition, and we confirm the value for your parcel. Be wary of anyone who quotes you a number without looking it up. And for the record, Sarasota County is not in the High-Velocity Hurricane Zone — that is Miami-Dade and Broward only.

Do I need special fasteners because I’m on the water?

Yes. Florida Building Code Section 2210.4 requires fasteners and connectors within 3,000 feet of a saltwater coastline to meet corrosion requirements, and virtually every address on Siesta Key is inside that line. FEMA and FRSA recommend 300-series stainless in coastal work. We will show you the specification we are using.

My condo association has to approve it. Does that change anything?

Only the sequence. Your association’s approval process runs alongside the County permit, not instead of it. We are used to working to a board’s timeline and providing the documentation they ask for.

Does a repair need a permit, or only a full replacement?

Sarasota County issues dedicated re-roof permits, and permit requirements depend on the scope of work. Ask us before assuming a repair is exempt — unpermitted roof work is the kind of thing that surfaces at the worst possible moment, usually during a sale or a claim.

What working with us looks like

• Free inspection, with photo documentation you keep whether or not you hire us.
• An honest assessment. If you need a repair rather than a replacement, we will say so.
• Permits and inspections handled through Sarasota County, start to final.
• Product approvals in writing. We show you the manufacturer’s Florida Product Approval and warranty documents for the system we are quoting.
• Insurance work. We document damage thoroughly and meet your adjuster on site. We are licensed roofers, not public adjusters, so we do not negotiate the claim for you — but a well-documented file is usually what decides how it goes.

Serving Siesta Key, Siesta Key Village, Crescent Beach, Turtle Beach and the surrounding Sarasota County coast. Call (941) 377-0037 for a free inspection.