Another successful project is complete at The Sands Condominium in Cocoa Beach, where Keystone Engineering and Consulting proudly served as the Owner’s Representative for a comprehensive roof replacement.
Located along Florida’s coast, The Sands faces constant exposure to salt air, moisture, and harsh weather conditions, making a durable, properly installed roofing system essential for long-term performance and protection.
Project Overview
The primary goal of this project was to remove the existing deficient roof system and replace it with a modern, high-performance solution designed to withstand coastal conditions.
The scope of work included:
Removal of the existing roofing system
Installation of a secondary vapor barrier
Installation of a modified bitumen roofing system with proper slope for drainage
Replacement of gutters and downspouts
These upgrades significantly improve waterproofing performance, drainage efficiency, and overall roof longevity.
Mechanical & Structural Upgrades
In addition to the roofing system, several critical mechanical and structural improvements were completed to enhance building performance and safety:
Installation of new A/C stands
Replacement of copper lines and insulation
New goosenecks at mechanical chases
New electrical lines and disconnects
Copper line dryers and anti-vibration pads
Hurricane clips for improved storm resilience
Pre- and post-testing of all A/C systems
Additional building improvements included:
Replacement of the roof hatch
Elevator vent upgrades
Repairs to a portion of the west parapet wall
These enhancements ensure the building’s systems are not only functional but also aligned with current standards and coastal performance expectations.
The Value of Owner’s Representation
As the Owner’s Representative, Keystone Engineering played a critical role in protecting the Association’s investment throughout the project.
Our responsibilities included:
Providing sealed engineering documents for permitting
Reviewing contractor submittals
Coordinating with the manufacturer’s roof observer for milestone inspections
Conducting site visits and progress inspections
Providing detailed reporting to the Association
Reviewing contractor payment applications for accuracy and compliance
This level of oversight ensures that all work is completed according to project specifications, building codes, and manufacturer requirements – minimizing risk and maximizing long-term value.
Built for Coastal Performance
Roof systems in coastal environments must withstand extreme conditions, including high winds, heavy rain, and salt exposure. The newly installed modified bitumen system, combined with upgraded mechanical components and proper drainage, provides The Sands with a more resilient and reliable roofing solution.
Continuing the Partnership
Following the successful completion of this reroof project, Keystone Engineering is proud to continue working with The Sands Condominium on an upcoming structural concrete restoration project.
Long-term partnerships like this reflect our commitment to providing consistent, high-quality engineering oversight and support for coastal communities.
Final Thoughts
A well-executed roof replacement is more than just a construction project; it’s a long-term investment in the safety, performance, and value of a building.
With experienced engineering oversight and a comprehensive approach, The Sands Condominium is now better equipped to withstand Florida’s coastal environment for years to come.
