Building Roof & Parapet Cleaning
Regatta at Vanderbilt Beach

Regatta isn’t on the sand, but the salt breeze still reaches it, and the lagoon adds steady moisture. Roofs hold that moisture around drains and low spots, where algae and dirt gather after every storm.

Birds from the lagoon, the 55-slip marina and the fishing pier use rooftops and parapets as perches. Their droppings stain parapet caps and roof surfaces and wash down onto the stucco below.

The buildings were delivered around 2000, and one listing dates a building to 1999, so roofs may have been recoated or replaced since. We confirm each roof’s system and warranty with the manager before cleaning and match the solution and rinse to it.

Roof edges decide how long a facade wash looks fresh. Cleaning the parapets and roof edge first keeps the next rain from carrying grime down the walls.

First, which membrane is it? We don’t assume what is on a Regatta roof. The manager’s roofing file or the association’s roofer tells us the system and its maker, and that maker’s cleaning guidance sets our method. If the file isn’t handy, we photograph the membrane and ask the roofer before any solution goes on.

If a roof is GAF TPO. GAF’s bulletin TAB-C-27 for its EverGuard TPO line calls for a mild, non-abrasive household detergent and water, a soft-bristled long-handled brush, and a low-pressure washer at 2,000 psi or less. It asks that curbs, base flashings and other spots where water could get in not be pressure washed.

If a roof is a Sika membrane. Sika’s Technical Bulletin 17-03 for its Sarnafil and Sikaplan membranes says lower pressure is preferable, since too much can cut into the sheet, and calls for a wide nozzle held 16 to 24 inches off the surface, spraying from the field over the seams rather than into them. It warns against wire brushes.

Bleach and warranties. Sika says a 3% bleach-to-water mix may work on organic soiling and, for its own membranes, will not harm the sheet or its warranty. That statement covers Sika products only. On any other system we follow that maker’s instructions and the association’s roofer.

How often? GAF says cleaning frequency depends on contamination, rainfall, dirt and slope or drainage, and that some roofs need no routine cleaning. Sika suggests annual cleaning for its membranes to keep reflectivity up. We look at each building’s photos and the roofer’s advice rather than set one schedule for all five.

Wet membrane is slippery. GAF reminds contractors that single-ply roofing is slick when wet and calls for fall protection and trained professionals. Our crews tie off on the 12-story towers and the mid-rises, and nobody walks through solution that hasn’t been rinsed.

Protecting the facade. GAF also asks that plants, shrubs and building faces be shielded from runoff, with a small test patch on the facade first. We test a patch on the stucco below a scupper, pre-wet landscaping and rinse again once each roof is done.

Runoff near the lagoon. With the marina and lagoon steps away, runoff control matters. GAF notes that local, state and federal runoff rules apply; we contain and direct rinse water away from the seawall and the docks.

Rooftop equipment. Air handlers, vents and curbs sit on these roofs. We work around them, keep spray off the base flashings and record any damaged flashing or ponding we see for the manager.

Inspection after rinse. GAF’s bulletin ends with an inspection of the membrane after cleaning and repair of any incidental damage. We walk the field after the rinse, photograph seams and edges, and flag anything the roofer should look at.

Weekly renters on site. Regatta allows up to 52 leases a year with a seven-day minimum, so there are often guests who don’t know the building schedule. We ask the manager to post notices, keep the pool decks and cabanas clear of equipment, and work in daylight.

Amenities under the roofline. The two pools, spa, fitness center and picnic area with grills sit near the buildings. We cover grills and cabana furniture near drip lines and rinse decks if overspray reaches them.

Addresses we work from. Buildings sit at 400 and 410 Flagship Drive and along Launch Circle. We log each address in the record so the board can track which roof was done when.

Who owns the units. The three-bedroom floor plans here run from about 1,475 to 2,320 square feet, and many owners are seasonal. Because roofs are common elements, owners don’t need to be present; the manager gets our schedule, and owners can see the building record through the association.

Developer-era details. Regatta was developed by Soave Real Estate and NxTOne Advisors. If the association still holds the original roofing specifications from that period, they help us confirm the membrane and the warranty terms on buildings that have not been reroofed.

Pricing. Our large or complex roof row, from $499, is only a starting point per roof. Each 6-story building, each tower and the clubhouse is quoted on its own line after we see access and roof size, so the board can approve them one by one.