Rosemary Square (CityPlace)

After more than 20 years of exposure to the harsh Florida climate, the roofing systems at Rosemary Square showed signs of aging and deterioration. To address these issues as part of an ongoing redevelopment and investment project, Related Companies engaged GCI Consultants to provide roof consulting for Rosemary Square West Palm Beach.

Our initial scope included a comprehensive roof condition assessment and building envelope evaluation across five sectors and 22 individual roof areas. Our detailed findings and actionable recommendations led Related to extend our involvement to full-service consulting for the Sector B roof replacement – encompassing design peer review, bid coordination, construction quality assurance, and long-term waterproofing strategy. Most importantly, minimizing tenant disruption and achieving a new 20-year roof system warranty became central project goals.

Preliminary Roof Condition Survey and Reporting

To begin, GCI conducted a non-invasive roof condition assessment to evaluate the state of designated roof sectors. Before visiting the site, we thoroughly reviewed all relevant documentation — such as construction plans, as-built drawings, and engineering reports. This preparation allowed our inspection to be guided by the property’s original design intent and historical context. Our investigation focused on documenting existing conditions and identifying apparent causes of deterioration. Up to two or three roofs were inspected per day, depending on size.

Key Findings

The assessment revealed a range of issues affecting the performance and longevity of the roof systems. These included:

• Flashing Deficiencies

  • Open gaps at penetration flashing and corner flashing
  • Failed through-wall penetration flashing
  • Deteriorating hatch flashing and deficient roof jack flashing
  • Rusting counter flashing and coping fasteners backing out

• Membrane Deterioration

  • Aging field and flashing membranes requiring replacement
  • Alligatoring membrane flashing and deteriorating field membranes

• Drainage Issues

  • Standing water at drain areas and clogged drains
  • Improper scupper placement leading to ponding water
  • Plant growth around drains and base flashing

• Structural Concerns

  • Stucco cracking at parapet walls and exterior walls
  • Efflorescence leaching under concrete caps
  • Separation at expansion joints between buildings

• Mechanical Equipment Impact

  • Rusting HVAC unit bases and deteriorating insultation around conduit lines
  • Unsecured mechanical vent hoods and exhaust vents
  • Grease containment systems not maintained, causing damage to membranes

• Other Observations

  • Broken tiles at tile mansard areas
  • Corroded metal flashing requiring replacement
  • Debris accumulation on field membranes

Based on our findings, we provided detailed recommendations for repair, maintenance, or replacement. These included addressing deficiencies such as flashing repairs, membrane replacements, drainage improvements, and structural corrections. Additionally, we recommended installing new waterproofing systems where existing systems were absent or inadequate to ensure the integrity of the building envelope.

We used a rating system to assess the condition of all sector roofs and to develop repair or replacement recommendations. Each roof was rated as either “Fair” or “Poor.” Roofs in fair condition were still serviceable but required repairs and maintenance to extend their lifespan. Roofs rated as poor had either reached or were approaching the end of their useful life, and full replacement was recommended for long-term performance.

Sector B Roof Replacement Project

Following our assessment, Related Companies engaged GCI to lead the Sector B roof replacement. The scope included our team provide services from core sampling oversight to bid-leveling, specification review, and quality assurance site visits.

Witness of Core Sampling & Existing System Verification

Our team supervised destructive core sampling conducted by a pre-qualified roofing system manufacturer to determine the roof’s composition and assembly. Observations informed the upcoming re-roof design and provided insight for mechanical equipment coordination with property management.

Peer Review of Roof Specifications

We conducted a peer review of the roofing system manufacturer’s plans and specifications for the roof replacement project. Our review focused on ensuring strict compliance with state and local building codes, as well as verifying technical requirements for the proposed roofing system. Focus areas included:

• Verification of wind uplift calculations for code compliance
• Assessment of drainage slopes and overflows to prevent ponding
• Confirmation of the Modified Bitumen Roof with a 20-Year NDL warranty
• Review of slope and insulation for code compatibility
• Evaluation of roof-to-wall transitions for waterproofing continuity
• Review of HVAC curbs and penetrations for compliance and warranty alignment.

Pre-Construction Support Services

Pre-Construction Meeting

As part of pre-construction coordination, GCI facilitated a detailed meeting with the client, property management, roofing system manufacturer, and bidding contractors to review the scope, logistics, and expectations for the roof replacement project. Discussions included tear-off and installation procedures, integration of the new roofing system with parapet wall remediation, and coordination with the owner’s mechanical contractor for equipment removal. Following the meeting, GCI delivered a comprehensive summary and issued further clarifications to support accurate bidding, helping the align contractor proposals with project goals and streamline the path to execution.

Bid & Award Support for Re-Roof Contractor Selection

GCI supported the client through the bidding and award phase by pre-qualifying contractors, leading the pre-bid process, and providing technical guidance throughout. We facilitated a clear comparison of proposals using a detailed apples-to-apples bid comparison matrix and conducted a leveled review of those bids. By identifying key cost discrepancies and confirming alignment with project specifications, we empowered decision-makers to make an informed, value-driven award decision. Ultimately, their selection was based on clarity, cost-effectiveness, and compliance with the project’s technical requirements for the chosen alternate re-roof option.

Construction Support & Quality Assurance

After awarding the roofing contractor, GCI transitioned into a proactive quality assurance role to verify the work complied with manufacturer specifications and project objectives.

Pre-Installation Meeting

GCI participated in the pre-installation meeting alongside the client, roofing contractor, and manufacturer to align on project-specific submittals, inspection protocols, and jobsite conditions. This early coordination helped clarify expectations, reduce miscommunication, and set the foundation for a smoother construction process.

Site Inspections and Recommendations

As part of our construction phase support services, GCI performed periodic jobsite visits to observe field conditions and provide technical feedback to the owner and project team. Our role focused on identifying potential issues affecting water infiltration resistance and overall roofing performance. By documenting observed conditions and offering practical, experience-based recommendations, we helped facilitate timely corrections and promote alignment with project specifications.

During our site visits, we identified a range of field issues that posed risks to system performance or long-term durability. In addition to addressing these issues in real-time, our team compiled a detailed punchlist near project closeout, highlighting incomplete or deficient work items. Following re-inspection, our team confirmed that many items were corrected, while others required additional follow-up. Additionally, we identified a new issue involving other construction details. Recommendations were provided to coordinate these changes with all relevant trades. Through this proactive field engagement, construction deficiencies were addressed early and corrective actions implemented.

FM Global Insurance Compliance Support and Risk Report Response

To support Rosemary Square in obtaining FM Global insurance underwriting, GCI addressed roofing-related findings from the insurer’s Risk Report. Key services included:

• Verifying that roof securement exceeded Florida Building Code requirements
• Consulting on uplift testing for original roofs across the sectors
• Recommending upgrades for rooftop equipment anchorage.

GCI also reviewed FM Global’s recommendations, clarified compliance for new securement over Block B, and provided detailed packages for review. Coordination efforts involved planning FM-approved upgrades with the roofing contractor and Soprema while addressing rooftop equipment securement concerns through mechanical contractor collaboration. These measures help support alignment with FM Global standards and supported future roofing improvements compliant with the insurer’s stringent requirements.

Roof Consulting for Rosemary Square Project Outcome

GCI’s role in roof consulting for Rosemary Square West Palm Beach delivered meaningful long-term value. By the time of project completion, our team had achieved some key results:

• Addressed maintenance needs and implemented preventative strategies to extend system lifespan.
• Improved durability and weather resistance through expert system design and detailing.
• Improved water management and reduced intrusion risk with enhanced envelope drainage integration.
• Achieved code and warranty standards while supporting FM Global underwriting.
• Guided contractor selection through clear specs, bid leveling, and design review.
• Boosted building protection against weather events and water leaks.
• Prevented future damage, reducing the need for costly emergency repairs and lowering long-term costs.
• Strengthened insulation and thermal performance to improve energy efficiency.

Ready to improve your property and extend the life of your building envelope? Partner with GCI Consultants for expert roof consulting services that deliver durable, code-compliant solutions tailored to commercial, mixed-use, and multifamily properties. Get a personalized consultation now.