Resort Villas One & Two

Project Overview

A-1 Property Services Group completed a full roofing system replacement for a waterfront residential complex located at 703 Crandon Boulevard in Key Biscayne, Florida. The project involved both low-slope and steep-slope roof sections, requiring a hybrid roofing approach to ensure long-term waterproofing, durability, and compliance with South Florida’s High Velocity Hurricane Zone (HVHZ) requirements. The selected system combined a Soprema SBS modified bitumen roofing system for the flat roof areas with Resisto steep-slope underlayments and custom Galena roof tile assemblies for the pitched sections.

Roofing System Design

The low-slope sections of the building were installed using a multi-ply Soprema SBS modified bitumen system, providing a redundant waterproofing assembly designed to resist ponding water, UV exposure, and wind uplift forces. For the steep-slope sections, Resisto high-performance underlayments were installed beneath custom Galena roof tiles, providing enhanced secondary water protection and improved resistance against wind-driven rain. The roof assemblies were installed in accordance with NER-SOP-004.R1 approvals and Miami-Dade NOA wind uplift systems W-125 and C-179, ensuring full compliance with Florida Building Code requirements for coastal construction.

Installation Challenges & Obstacles

Due to the location within a residential community and the complexity of the building layout, several logistical and operational challenges were addressed during construction:

• Work Hour Restrictions:Construction activity was limited to 9:00 AM – 4:00 PM, Monday through Friday, requiring precise scheduling and phased material deliveries to maintain project productivity.
• Noise Control Requirements:Because the building remained fully occupied during construction, strict noise mitigation procedures were implemented to minimize disruption to residents, including controlled demolition methods and coordination of high-noise activities.
• Traffic Control:The site had limited parking and access areas, requiring coordinated traffic management for material deliveries, cranes, and crew movement while maintaining safe access for residents and emergency services.
• Material Hoisting & Staging:Due to multiple roof elevations and structural loading limits, roofing materials had to be distributed evenly across staging areas to prevent excessive point loading on the structure.
• Coastal Environment Exposure:The building’s proximity to Biscayne Bay required materials and installation methods capable of resisting salt air corrosion, high humidity, and hurricane-force winds.

Results & Benefits

The completed roofing system provides a durable, code-compliant solution specifically designed for coastal Florida conditions. The Soprema SBS low-slope system offers superior waterproofing and redundancy, while the Galena tile steep-slope system delivers long-term durability, wind resistance, and architectural appeal. Together, these systems significantly improve the building’s weather protection, energy performance, and long-term asset value.

Project Outcome

The project was successfully completed in 2025, delivering a high-performance roofing system designed to withstand South Florida’s demanding climate while maintaining the architectural aesthetics expected in the Key Biscayne community. The installation enhanced both the structural protection and long-term reliability of the property, ensuring the building remains protected for decades to come.