Roof Replacement Planning — Pre-Construction Through Closeout in Orlando, FL

Permits: We file the building permit with the correct jurisdiction before crews mobilize. For City of Orlando buildings we submit the permit application — system specification, product data, fastener pattern calculation per FBC Chapter 15, energy code compliance documentation — at contract signing. We account for the full permit review timeline in the production schedule. If City of Orlando review takes 12 business days, the schedule reflects that, not an optimistic five-day assumption. Orange County, Osceola County, and Seminole County each have their own permit portals and review timelines; we manage the correct application for the building's jurisdiction without the owner tracking it.

Mobilization plan: We produce a written mobilization plan covering material delivery staging, crane location and outrigger pad requirements, dumpster placement and permit (City of Orlando requires a ROW permit for on-street dumpsters in most commercial zones), and parking impact for the building's tenants. On the Tourist Corridor where valet lanes and franchise drop-off zones cannot be blocked, crane location and material staging require coordination with the property manager and sometimes with the resort district traffic management contact before contract signing.

Tenant notification: We draft the tenant notification and distribute it through the building's property management team at least 14 days before the production start date. The notification specifies: start date, expected duration, what tenants will experience, how emergency building access is maintained, and a direct contact name and number for questions. We follow up 48 hours before start and on the first production day. On Lake Nona Medical City buildings and other medical campus projects, the notification goes to the facility safety officer and infection control team as well as building management.

Production sequencing on an Orlando commercial replacement follows a section-management approach: we tear off only what we can dry-in the same day. No section of the building's interior is exposed overnight or through an unscheduled rain event. Section size is set by the crew's realistic same-day production capacity — typically 5,000-10,000 square feet per day on a standard flat-roof replacement, less when deck replacement or complex flashing zones are in the production section.

The June-October rainy season is the defining production planning constraint in Central Florida. Orlando's summer convective pattern produces afternoon storms with 2-4 hours of advance radar warning — which is real but shorter than many production managers assume. We monitor National Weather Service convective outlooks and radar from the morning briefing on every production day during rainy season, and we set the tear-off section size based on the day's storm probability and timing. On high-probability storm days, we run morning tear-off only and confirm dry-in is complete before the predicted storm window. We do not start a section we cannot dry-in before a forecasted afternoon storm.

Hot-work requirements: torch-applied modified bitumen applications require a hot-work permit from the building's fire authority having jurisdiction and a fire watch after each torch session. On buildings in the City of Orlando core and the Tourist Corridor near the Convention Center, fire watch requirements and hot-work permit coordination are handled with the relevant fire marshal contact before the project starts, not at first mobilization. We include the hot-work coordination in the pre-construction planning phase timeline.

The closeout package is the project's permanent record. It is what the manufacturer's warranty inspector references when a claim is filed, what the building's next owner reviews during due diligence, and what the facility manager who inherits the building in 2035 needs to understand what system is on the roof and when it requires maintenance.

Our standard closeout package includes: the manufacturer's warranty document with registration number and registration confirmation, the roof zone diagram keyed to all photos with zones, drains, penetrations, and rooftop equipment documented, the project specification and product data sheets for every installed material, the fastener pattern calculation record showing FBC Chapter 15 compliance, the insulation R-value documentation for Florida energy code compliance, the permit and inspection record with municipality sign-off, and the first-year maintenance schedule with contacts for our maintenance program.

We deliver the closeout package digitally within seven business days of the manufacturer warranty inspection — organized by section in a PDF package, not a folder of loose documents. We also submit the warranty registration to the manufacturer at project completion. Warranty registration requires specific project data that the manufacturer's portal requires — we manage that submission so the owner does not discover three years later that the warranty was never registered.

City of Orlando commercial building permits for roofing replacement currently run 10-15 business days from complete application submission during normal review periods. Orange County, Osceola, and Seminole County permit processing typically runs 5-10 business days. We submit at contract signing and set the production start date based on the actual permit issue, not an assumed timeline. Starting work before a permit is issued voids manufacturer warranties and creates code enforcement exposure.

We do not start tear-off sections on days when a named tropical system shows Central Florida within the five-day forecast cone. During active rainy season we monitor National Weather Service convective outlooks and limit each day's tear-off to sections we can realistically dry-in before the afternoon storm window. We build weather contingency days into every schedule filed during the June-October period. We do not guarantee specific production dates during active rainy season — we guarantee that the building's interior is never left exposed overnight.

We coordinate the manufacturer warranty inspection — scheduling the manufacturer's field representative, accompanying them on the inspection walk, and managing any deficiency corrections before the warranty document is issued. At closeout the owner receives the executed warranty with registration number, not a promise that the warranty will be registered eventually.

Our project managers will walk the roof, produce the replacement scope with FBC wind-uplift documentation, and walk you through the full project plan — permits, mobilization, production sequencing, and closeout — before you commit to a contract.