Holmes Beach, FL is an incorporated city in the middle of Anna Maria Island, the barrier island off the Manatee County coast. Anna Maria is to the north and Bradenton Beach to the south. Manatee Avenue comes over from the mainland and meets Gulf Drive at Manatee Public Beach, and the city also takes in Key Royale on the bay side.
It’s a small year-round town with a lot of part-time residents. The 2020 census counted about 3,000 people, down more than a fifth from about 3,800 ten years earlier, and the median age was close to 65. Of roughly 4,200 housing units, about six in ten were counted as vacant, mostly seasonal homes and rentals.
Census estimates put the typical building’s construction in the mid-1970s. Most units are in multi-unit buildings, alongside about 1,800 single-family houses, and there are almost no mobile homes. That mix means condo associations and rental owners make up a big share of the roofs on the island. It also means many roofs here belong to owners who live somewhere else for part of the year.
The City Issues Your Permit
Holmes Beach is its own city, so roof permits don’t come from Manatee County. The City of Holmes Beach Building Department at 5801 Marina Drive handles them, and applications go through the city’s Citizenserve online portal.
The city’s permit guidance lists new roofs and re-roofs as work that needs both a permit and a licensed contractor. The city builds to the 2023 Florida Building Code with its own local amendments. We’re a licensed Florida roofing contractor, and we pull the permit, schedule the inspections and keep the records with your job file.
Helene and Milton, Less Than Two Weeks Apart
Helene hit Holmes Beach hard in late September 2024. Reports described severe damage, with every single-family home in the city taking three to four feet of floodwater. Fifteen properties were counted as total losses.
Milton followed on October 9 and ripped roof panels off City Hall on Marina Drive. Afterward, the city estimated total losses had grown to 25 to 30, and that about 98 percent of properties had some damage. If your roof was patched in a hurry between those storms, it deserves a proper inspection before the next storm tests it.
Second Homes and Rentals
With most units empty for part of the year, a roof leak can go unnoticed until the next guest or the owner’s next visit. Water that runs for weeks soaks insulation, stains ceilings and can soften the deck under the shingles.
If you own from out of town, we can inspect after a storm, send photos and a written estimate, and schedule work around your rental calendar. Every repair comes with job photos you can keep for your records or your insurer.
Condo and Multi-Unit Roofs
Most of the housing in Holmes Beach is in multi-unit buildings, which means association boards make a lot of the roofing decisions on the island. Multi-unit buildings often have low-slope roofs or a mix of flat and pitched sections, with rooftop equipment that needs careful flashing.
Our commercial roofing crews work with boards and property managers, provide written proposals the board can review and phase the work so residents and renters know what to expect. Before a board votes, we can walk the roof with the property manager, photograph problem areas and explain which sections need attention now and which can wait.
Salt and Wind From Two Directions
On a barrier island, there’s open water on both sides. Homes along the Gulf take the brunt of onshore wind, and homes on Key Royale and the rest of the bay side get salt spray from the other direction. Salt eats metal first: nails, drip edge, valley flashing and vent boots.
We use corrosion-resistant fasteners and coated flashing on every island job and replace rusted edge metal instead of painting it. For owners who want a heavier roof, concrete tile is worth considering, and we’ll check whether the framing can carry it before we recommend it. Shingle roofs on the island go on with the manufacturer’s high-wind nailing pattern and sealed underlayment, so wind-driven rain has a harder time working under the edges.
Getting Ready Before an Evacuation
All of Anna Maria Island is in Manatee County’s evacuation Level A, the first zone told to leave. Once that order comes, there’s no time left for roof work.
The best time to fix a loose edge, a cracked vent boot or a lifted shingle is early in the season, before a storm is on the map. A spring inspection gives you time to make repairs on your schedule instead of in a rush.
After the Storm Passes
When a storm opens a roof on the island, we provide same-day dry-in to seal it as soon as it’s safe and access to the island allows. That stops more water from getting in while the permanent repair is planned.
Then we inspect the whole roof, document the damage with job photos and give you an itemized estimate for your insurance claim. Learn more about our emergency roof repairs. If you’re off the island when a storm hits, we’ll send photos so you know what you’re dealing with before you get back.
Roofing Help in Holmes Beach
Whether you own a single-family home, manage a rental or sit on a condo board, we can help you plan repairs or a replacement that meets the city’s permit rules. Call Mitchell Roofing Company at (727) 288-4650 for a free estimate. We also serve the rest of Manatee County.
Frequently Asked Questions
Who issues roof permits in Holmes Beach?
The City of Holmes Beach Building Department at 5801 Marina Drive, not Manatee County. Applications go through the city’s Citizenserve portal.
Do I need a permit just to re-roof?
Yes. The city lists new roofs and re-roofs as work that needs a permit and a licensed contractor. We handle the permit for you.
My roof was patched after Helene. Is that enough?
A quick patch kept water out at the time, but Milton hit less than two weeks later. A full inspection will show whether the patch held and whether there’s other damage underneath.
I rent my place out. Can you schedule around bookings?
Yes. We’ll plan the work around your calendar and keep you updated with photos if you’re not on the island.
Can you roof our condo building?
Yes. We provide written proposals for the board, phase the work and keep owners informed from tear-off to final inspection.