St. Pete Beach, FL sits on Long Key, a barrier island with the Gulf of Mexico on one side and Boca Ciega Bay on the other. The city was formed in 1957 when Pass-a-Grille, Don CeSar Place, Belle Vista and the old St. Petersburg Beach merged, and that mix still shows up on its rooftops. You’ll find 1920s bungalows, mid-century motels, block homes on bay-side canals and newer houses raised well above the street.
The island paid for its location in 2024. Helene pushed surge across Long Key in late September, and Milton followed about two weeks later with wind. Many homes that flooded at ground level now need roof decisions made alongside repairs downstairs, and those decisions run through the city’s flood rules.
Mitchell Roofing Company works on the beaches from our office on Tyrone Blvd, a short drive over the Corey Causeway. Here is how we approach roofs on this island.
The 50 Percent Rule Shapes Every Beach Reroof
St. Pete Beach runs its own permitting, so your roof permit comes from the city, not Pinellas County. The city says nearly all properties here sit in the special flood hazard area. That means FEMA’s 50 percent rule is checked during plan review: if repair or improvement costs reach half of the building’s value, the structure has to meet current flood standards.
Roof work has a special place in that math. City officials have described roof repairs as exempt from the look-back count they use for past improvements, but the rules have shifted since the storms. We confirm the current requirements with the city before we price a job, so you aren’t surprised at permit review.
Very small shingle repairs, under one square with no underlayment or sheathing damage, may not need a permit at all. Anything larger does, and we handle that paperwork for you.
Salt Air on Both Shores of Long Key
On a narrow island, no house is far from salt water. Spray off the Gulf and moisture off the bay settle on flashing, vents and fasteners every day. Standard steel nails and bare metal edges can rust out long before the roof covering is worn.
We use corrosion-resistant fasteners and coated or aluminum flashing on beach jobs, and we look closely at drip edge and vent boots on older roofs. Our write-up on how salt air wears down a roof covers the warning signs. If you want a covering built for this, our metal roofs in aluminum or coated steel are made to resist that kind of corrosion.
Pass-a-Grille Cottages Need a Lighter Touch
The south end of the island is the Pass-a-Grille Historic District, listed on the National Register in 1989. Many of its cottages date to the 1920s and 1930s, and plenty still carry metal roofs over wide porches. These are small, older frames, and many of their roofs have been patched more than once over the decades.
If your property is a designated local landmark, the city’s historic preservation board has to issue a certificate of appropriateness before an alteration permit is issued. Contributing structures in the district may also be treated differently under the 50 percent rule. We plan cottage roofs around those steps and match the look the neighborhood expects.
Flat Roofs Over Beach Condos and Motels
A lot of St. Pete Beach sits under low-slope roofs: older motels along Gulf Boulevard, small condo buildings and bay-side homes with flat additions. Those roofs hold water longer than a pitched roof, and the sun and salt dry out old membranes fast.
For these we install modified bitumen and other low-slope systems sized to the building. Our article on modified bitumen roofs explains why it holds up in this climate. Condo and motel owners can see how we stage work on occupied buildings through our commercial roofing services.
When Surge Floods Below and Wind Hits Above
Helene and Milton hit this island in two different ways. Surge soaked the ground floor, while wind lifted shingles, broke tile and pulled flashing. Homeowners focused on drywall and floors sometimes don’t look up until a ceiling stain shows up weeks later.
We inspect the roof as its own problem after a storm, from the decking up. If there’s an opening, our crew can dry it in the same day and document every layer with photos for your claim. You can read more on our storm and wind damage page.
Shingles That Stay Put in Gulf Wind
Shingle roofs are common on the island’s block homes and newer raised houses. We install Owens Corning and GAF shingles with full tear-offs, so the decking gets checked and replaced where it’s soft. On an exposed island, that step matters as much as the shingle itself.
Raised homes deserve extra thought. Lifting a house above flood level also lifts its roof higher into the wind, with nothing around it to break a Gulf gust. We look at deck attachment and edge details on these roofs with that in mind.
We also pay attention to the edges, where wind grabs first. Starter strips, drip edge and ridge caps are set to the manufacturer’s instructions so the whole system resists uplift from the edges in.
Book a Roof Inspection on Long Key
If you live anywhere from the Don CeSar to Pass-a-Grille, call Mitchell Roofing Company at (727) 288-4650 to set up an inspection. We also work next door in Treasure Island, across the causeway in South Pasadena and down the Bayway in Tierra Verde.
Frequently Asked Questions
Does a new roof count toward the 50 percent rule in St. Pete Beach?
The city enforces FEMA’s 50 percent rule during plan review, and officials have treated roof work differently from other improvements. The details have changed since 2024, so we check the current rule with the city before your permit is filed.
Do I need a permit to replace a few missing shingles?
The city says shingle replacement under one square, about 10 by 10 feet, may not need a permit if the underlayment and sheathing are undamaged. Anything larger needs a permit, which we pull for you.
Can you put a new metal roof on my Pass-a-Grille cottage?
Often, yes. If your home is a designated historic property, the historic preservation board may need to approve the change before the permit is issued, and we plan the job around that review.
My ground floor flooded in Helene. Should I have the roof checked too?
Yes. Surge and wind cause different damage, and Milton’s wind came right after Helene’s water. A roof inspection with photos can catch lifted shingles or loose flashing before they leak.
Our small condo building has a flat roof. Who should call you?
Usually the association or its property manager, since the roof is a common element. We can meet with the board, inspect the roof and give a written scope they can vote on.