Materials · 7 min read
Metal Roofing Considerations for Shore Properties
Standing seam, coatings, fasteners and flashing: the questions that decide whether metal is a good fit for a house near the water.
Borough of Avalon · Cape May County
Roofing Contractor in Avalon, NJ
Seven Mile Island's northern borough, where the coastline reaches farthest into the Atlantic and many homes are large, complex and occupied only part of the year.
Photo: Smallbones / Wikimedia Commons (Public domain). Credits
Avalon's slogan, "Cooler by a Mile," refers to how far the borough juts into the Atlantic compared with the islands around it. For roofs, the same geography means exposure: onshore wind reaches Avalon with little in its way, and the north end faces Townsends Inlet.
Avalon is also among the most expensive places to own a home on the Jersey Shore. Many houses are large, with multiple roof planes, dormers, roof decks and metal accent roofs — and most are second homes. Fewer than 1,300 people live here year-round; in summer, tens of thousands do.
About Avalon
Avalon occupies the northern four miles or so of Seven Mile Island, with Stone Harbor to the south. The island was once a juniper forest; it was cut and levelled for development, which is why it is so flat today. Townsends Inlet separates Avalon from Sea Isle City to the north. The borough's past storms include the 1962 nor'easter, when much of the island was under water for days, and the causeway toward Townsends Inlet has flooded in storms as recently as 2015.
The buildings
The building stock leans toward substantial single-family homes, including many newer houses, alongside older cottages and a small commercial district. Newer homes often combine shingle main roofs with metal roofs over porches, bays and dormers, and many include roof decks. The Avalon Life-Saving Station on West 15th Street — a shingle-clad building on the National Register — is a reminder of the older building traditions on the island.
Exposure profile
What Avalon’s setting means for its roofs
Winter nor'easters and late-season tropical systems are the storms most likely to damage roofs here. The 1962 storm that flooded most of the island remains the benchmark event in local memory.
- Coastal exposure
- Because Avalon extends farther into the ocean than its neighbours, oceanfront streets and the north end near Townsends Inlet catch strong onshore winds. Bay-side homes face wind over open water and marsh from the west.
- Wind
- Complex roofs have more edges, hips and ridges — exactly where wind uplift concentrates. The more intricate the roofline, the more places a storm can start working loose.
- Drainage
- Large, multi-plane roofs gather a lot of water into valleys and a few downspouts. Gutter sizing and downspout placement on big homes deserve more attention than they often get, as do the drains on roof decks.
- Seasonal use
- With a year-round population near 1,200 and more than five thousand housing units, most Avalon homes are seasonal. Owners commonly rely on property managers or neighbours; a roofing plan that includes scheduled inspections and a clear contact for storm follow-ups suits them well.
Exposure where the island reaches farthest out
Avalon's shoreline sits about a mile farther east than the islands to its north and south. On oceanfront blocks and at the north end facing Townsends Inlet, roofs take the full force of onshore wind. That is where edges, rakes and ridges most need to be installed and maintained to the manufacturer's higher-wind requirements.
Salt air and roof componentsComplex roofs, more places for wind to work
A large home with dormers, turrets, hips and multiple ridges has far more edges than a simple gable roof. Each is a place where wind can start lifting material. Post-storm checks on these homes should cover every hip and ridge line, not just what is visible from the street.
Signs of wind-lifted shinglesShingle, metal and membrane on one house
Many Avalon homes combine systems: architectural shingles on the main roof, standing seam metal over porches and bays, and a membrane on roof decks. Each performs well on its own; problems usually appear where they meet. Transitions need flashing that laps in the direction water flows and allows metal to move.
- Check metal-to-shingle transitions after storms.
- Choose fasteners and flashing metals compatible with each other and suited to salt air.
- Keep membrane decks draining freely.
Replacing a roof on a large seasonal home
Replacement on a large Avalon home is a project with many moving parts: multiple systems, extensive flashing, access at height and a schedule that avoids the summer season. A detailed proposal that lists each system, flashing replacement, ventilation and how weather delays are handled makes the project predictable for an owner who may not be on the island.
Roof replacementTracing leaks on intricate roofs
On a roof with many planes and transitions, the stain inside can be well away from the entry point. Leak tracing on these homes starts in the attic or ceiling space where possible and works outward to the likely detail.
Roof repairAfter a storm, while you are away
Most Avalon owners are not on the island when winter storms pass. A post-storm check — with photographs sent to the owner or property manager — confirms whether anything moved, and arranges temporary protection if needed.
Storm damage roof repairSeasonal oversight
Pairing a spring inspection with a post-storm protocol gives a seasonal owner most of the benefit of living there year-round, without the surprise of a stained ceiling on arrival.
Seasonal-home roof careHandling the water a big roof collects
Large roofs funnel water into valleys and down a handful of downspouts. When those are undersized or clogged with sand and leaves, water backs up at the eaves. Checking capacity and discharge points is worthwhile on any large home.
Gutters and drainageRoofing challenges in Avalon
- Complex rooflines with many valleys, hips, dormers and flashing details
- Roof decks over living space with railing and threshold penetrations
- Mixed systems — shingle, metal and membrane — meeting on one house
- Wind exposure on oceanfront and north-end streets
- Seasonal vacancy delaying the discovery of leaks
Problems we are most often asked about
- Leaks at transitions between metal accent roofs and shingle main roofs
- Roof-deck membrane failures at posts and doors
- Lifted hip and ridge caps after storms
- Valley leaks on large, multi-plane roofs
- Undersized gutters overwhelmed by large roof areas
Roofing services in Avalon
Avalon homes typically call for careful detail work and well-planned projects:
Roof Replacement
A complete tear-off and rebuild — deck review, underlayment, edge metal, flashing, ventilation and ridge — planned around the house and the season.
Metal Roofing
Standing seam and other metal roofs for homes, accent roofs and outbuildings — with attention to attachment, flashing, roof geometry and coastal component choices.
Flat Roofing
Low-slope roofs on additions, porches, decks over living space and commercial buildings: membrane and seam repair, drainage correction, flashing and replacement.
Storm Damage Roof Repair
Assessing and repairing roofs after nor'easters, tropical systems and severe thunderstorms: wind uplift, torn ridges and edges, displaced flashing and debris impact.
Roof Inspection
A close look at the whole roof — surface, flashing, edges, drainage and attic — before buying, before the season, after a storm, or when you simply are not sure.
Avalon questions
Frequently asked in Avalon
Our Avalon house has shingle, metal and flat sections. Can one contractor handle all of it?
Yes — we work on asphalt shingle, metal and low-slope membrane roofs, and the transitions between them are often where the problems are. Treating the roof as one system usually gives the best result.
We are only in Avalon in summer. How do we know if the roof was damaged in a winter storm?
Arrange a post-storm check after significant storms. We can inspect the exterior without anyone present and send photographs; attic checks need access.
Is a metal roof a good choice so close to the ocean?
It can be, provided the panel material, coating and fasteners are ones the manufacturer rates for coastal exposure at your distance from salt water. That documentation should guide the choice.
Do you serve Avalon and Stone Harbor?
Yes, both boroughs on Seven Mile Island, and the neighbouring mainland townships.
Nearby service areas
Guides for Avalon property owners
Storms & wind · 7 min read
What to Check on Your Roof After Strong Coastal Winds
A ground-level checklist for the day after a nor'easter: what to look at, what to photograph, and what should never be done from a ladder.
Low-slope roofs · 6 min read
Flat Roof Drainage Problems Near the Shore
Why low-slope roofs hold water, how sand and debris make it worse near the beach, and which fixes actually work.
Roof evaluation request
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Roofing for the Borough of Avalon, Cape May County, New Jersey. This page describes an area we serve; we do not claim an office in Avalon.