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AfterTrusted Roof Replacement & Installation for Palmetto Bay Homeowners
Roof replacement in Palmetto Bay typically runs $11,500-$28,000 depending on roof size, material, and existing deck condition, and most full tear-offs take two to five working days. Our crews have reroofed homes from Old Cutler Road to the neighborhoods east of Ludlum, and we know exactly what Miami-Dade’s wind-load code and Palmetto Bay’s permitting process demand. Dale Kessler founded this company on a simple rule: if the work isn’t done right, it isn’t done. Call (386) 200-9224 and you’ll get a straight answer about your roof, not a sales pitch.
What Our Roof Replacement & Installation Service Includes
Palmetto Bay sits in a high-velocity hurricane zone. That changes everything about how a roof gets torn off and put back: fastener patterns, underlayment layers, drip edge, secondary water barrier, and the paperwork trail that keeps your insurance from walking away after a claim. We handle every piece of it.
Full Tear-Off and Re-Roof
A full tear-off means stripping the old shingles or tile down to the deck, inspecting every sheet of plywood or OSB, and replacing rotted sections before anything new goes on. Palmetto Bay’s humidity and summer downpours hide deck rot under shingles that still look fine from the curb. Skipping the tear-off and laying new shingles over a compromised deck is how you get a roof that fails in year six. We tear off, we inspect, we write down what we found, and we don’t cover up rot with more shingles.
Asphalt Shingle Roof Installation
Architectural asphalt shingles remain the most common roof in Palmetto Bay for good reason: they handle the wind load, they’re repairable, and they cost less than tile or metal. We install shingle systems rated for Miami-Dade’s 175 mph wind zone, with the correct nail pattern and sealed drip edge. A shingle roof done right here should last 20 to 25 years. Done wrong, the first strong storm finds every shortcut.
Concrete and Clay Tile Roof Installation
Palmetto Bay has whole neighborhoods of concrete S-tile and flat tile roofs, and replacing them requires more than just swapping tiles. Tile roofs need the right underlayment, the right battens, and the right flashing at every hip, ridge, valley, and wall intersection. Broken or loose tiles after a storm are often the first sign the underlayment has reached the end of its life. We inspect underneath, not just on top.
Flat and Low-Slope Roof Replacement
Many Palmetto Bay homes built in the 1960s and 1970s, especially around Franjo Road and the older sections near the village center, have flat or low-slope roof sections over carports, additions, or the main structure. These need modified bitumen, TPO, or a built-up system installed by someone who understands positive drainage. Ponding water on a flat roof shortens its life dramatically. We correct the slope where possible and install a system that sheds water instead of holding it.
Roof Deck Repair and Replacement
The deck is the plywood or OSB layer under your shingles or tile, and in Palmetto Bay it takes abuse from decades of heat, humidity, and the occasional wind-driven rain that gets under a failing roof. Widespread deck replacement adds cost to a roof job, but it’s not optional when the wood is spongy or delaminating. We show homeowners photos of every sheet we pull. You’ll never wonder whether that plywood line item was real.
Skylight Replacement and Re-Flashing During Roof Work
Roof replacement is the right time to replace a 20-year-old skylight or re-flash one that’s been leaking around the curb. Pulling the old roof off exposes the skylight curb, and a fresh roof with old flashing is a future leak waiting to happen. We handle the skylight as part of the roof scope so the whole system matches. Leaving it for later means cutting into a brand-new roof.
Ventilation and Attic Intake Upgrade
Palmetto Bay attics get brutally hot, and a new roof is the only time it’s easy to correct ventilation at the ridge and soffit. Proper intake and exhaust lengthen the life of your shingles and lower the temperature in the rooms below. We check ridge vent, box vents, and soffit intake before we close up the deck. A roof that can’t breathe fails from the underside.
What happens when you call
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A real person answersNo phone trees - you reach a local pro.
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You get an upfront price rangeHonest numbers before anyone is dispatched.
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A background-checked tech heads outLicensed & insured, dispatched right away.
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You approve before work beginsNothing starts until you say go.
Brands We Service for Roof Replacement & Installation
We install and service the roofing systems we’d put on our own homes, and we’ve worked with enough manufacturers to know which products hold up in Palmetto Bay’s coastal air. ECO Window Systems and Mr-Glass are two brands where our installers have deep, specific experience, particularly on integrated glass and skylight components that tie into the roof plane. ViewLux skylights and roof glass are another line we’ve installed on multiple Palmetto Bay homes, with the flashing details done to manufacturer spec every time.
When you’re considering a roof that includes skylights, sun tunnels, or any glazing, the re-flashing and waterproofing detail is what separates a 20-year leak-free installation from a callback in the first rainy season. Whether your home has one of those brands or a different make entirely, our crew can assess it, quote it honestly, and install it to the wind and water standard Miami-Dade demands.
Signs You Need Roof Replacement & Installation Right Now
- Granules in the gutters and at the base of downspouts. Palmetto Bay’s summer heat breaks down the mineral surface of asphalt shingles faster than a northern climate ever would. When you see piles of granules, the shingle body is losing its UV shield and its remaining life is short.
- Water stains on the ceiling after a storm. A ceiling stain means water has already penetrated the roof system and traveled through the insulation. By the time the stain shows, the leak has existed longer than you think and the deck beneath the shingles is likely involved.
- Sunlight visible through the attic roof deck. Go into the attic on a bright day and turn off the light. If you can see daylight through the deck or around vents and penetrations, water is getting through the same openings. That deck needs attention before installation, not after.
- Cracked, curved, or missing shingles along the ridge or field of the roof. Palmetto Bay’s wind patterns, especially along the western edge near Old Cutler, lift and snap older shingles during even routine afternoon thunderstorms. A few missing shingles quickly become a widespread failure.
- Sagging along the ridge line or between trusses. A visible dip almost always signals compromised decking or a structural member, not just old shingles. This is the point where delaying makes the eventual job larger and more expensive.
Our Roof Replacement & Installation Process - Step by Step
We’ve reroofed enough Palmetto Bay homes to have the order of operations down. Every job follows the same path, and you’ll know where things stand at every stage.
Step 1: Detailed Roof Inspection and Measurements
We walk the roof, get into the attic, check the fascia, and record the actual square footage and material condition before we quote anything. Our techs measure every opening twice, the same habit we keep on windows and doors. You get a written assessment of what’s failing and what still has life in it.
Step 2: Written Line-Item Estimate
You’ll see every cost separated: deck repair, shingles or tile, underlayment, flashing, vents, dumpster, and permit. Nothing gets lumped into a vague “roof system” line. The price we write is the price we stand behind, and no change order appears unless you approve it in writing first.
Step 3: Permit and Material Order
Palmetto Bay pulls permits through Miami-Dade’s building department, and we handle that paperwork before the job starts. Materials are ordered to the exact roof measurement, with extra for waste and cuts but not for padding a distributor’s invoice. You’ll have a start date that sticks.
Step 4: Tear-Off, Deck Inspection, and Replacement
The old roof comes off down to the deck, and we photograph every section of the deck before new material goes on. Any rot or damage gets corrected with a written note and photo so you can see exactly what we found. Dumpster, tarps, and job-site cleanup are part of the plan from day one.
Step 5: Roof Installation, Flashing, and Final Inspection
We install the new roofing system per manufacturer spec and Miami-Dade wind-load requirements, including all flashing at chimneys, walls, valleys, and penetrations. After the installation, our lead tech walks the roof with a final inspection checklist and walks you through what was done. Only then is the job complete.
How Much Does Roof Replacement & Installation Cost in Palmetto Bay?
A typical asphalt shingle roof replacement in Palmetto Bay runs $11,500-$18,000 for a 1,800-2,400 square foot single-story home, with tear-off included. Concrete or clay tile roofs run higher, typically $22,000-$28,000, because of material weight, specialized underlayment, and the labor of setting tile correctly. Flat or low-slope sections running TPO or modified bitumen generally fall between those numbers depending on access and deck condition.
What moves the price most is the condition of the roof deck. Homes along the older streets of Palmetto Bay, particularly those with original 1970s plywood, often need partial or full deck replacement once the old roof comes off. We factor in an honest deck allowance, not a surprise. Other factors: roof pitch and height, number of penetrations like vents and pipes, and whether the home has skylights or solar panels that require special flashing. The free estimate tells you the exact number up front, with no “we’ll see once we open it up” games.
Roof Replacement & Installation Near Palmetto Bay - Our Service Area
We reroof homes throughout Palmetto Bay, including the neighborhoods east of Old Cutler Road and the newer streets west toward the Falls. We also cover Roof Replacement & Installation in Kendall and Roof Replacement & Installation in Cutler Bay, along with Three Lakes, Country Walk, Richmond Heights, and Sunset. Most Palmetto Bay roof estimates are scheduled within three to five business days.
Serving Palmetto Bay, FL - Our Local Coverage Area
We’re based in the Palmetto Bay area and know this community well. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
Frequently Asked Questions - Roof Replacement & Installation in Palmetto Bay
Roof replacement means removing the old roofing material down to the deck, inspecting and replacing damaged decking, and installing an entirely new roofing system with new underlayment, shingles or tile, flashing, and ventilation. It’s not a repair layered over what’s already failing. Installation is the full scope of putting the new system on correctly, which is what gets you through 20 years of Palmetto Bay storms without constant patching.
Most asphalt shingle replacements take two to four working days from tear-off to final cleanup. Tile roofs typically run three to five days, and any job that includes substantial deck replacement adds a day or two. We give you a start date and a realistic finish window before the first shingle comes off, and we call if weather forces a schedule change. Call (386) 200-9224 to get a timeline for your specific roof.
You’ll pay somewhere between $11,500 and $28,000 depending on roof size, material, deck condition, and slope. Shingle roofs sit at the lower end, tile at the higher end. The free estimate breaks down every dollar so you know exactly where the cost comes from, and nothing changes once work starts unless you approve it in writing. Call (386) 200-9224 for an exact quote on your home.
Yes, we have direct installation experience with both Mr-Glass skylights and roof glass. When we reroof a home with these units, we re-flash or replace them as part of the roof scope so the curb, flashing, and roofing system all seal correctly together. If you’ve had a skylight leak before, the roof replacement is the right time to solve it permanently.
If a storm has torn off shingles or opened the roof to water intrusion, call (386) 200-9224 right away. A live person answers 24 hours a day, every day. We’ll assess the damage, tarp what needs immediate protection, and schedule the permanent repair or replacement as soon as materials and permits allow. Don’t wait for the next rain to see how bad it is.
Every roof we install carries the manufacturer’s material warranty plus our own Done Right Promise. That means if something is not right, we make it right with no paperwork fights and no arguing. The manufacturer warranty is registered in writing before the crew leaves your driveway, with the term stated clearly. Call (386) 200-9224 and we’ll show you exactly what’s covered.
Move vehicles out of the driveway during working hours, clear outdoor furniture and planters from the drip-line areas, and let us know about any attic items that could be damaged by dust or vibration. We’ll protect your landscaping with tarps and run a magnetic sweep for nails after the job. The crew handles the rest, including the dumpster and final cleanup.
Schedule Your Roof Replacement & Installation Service in Palmetto Bay Today
Dale Kessler built this company around homeowners who’ve been burned before and want the job done right the first time. Call (386) 200-9224 for a free roof inspection and a written estimate that tells you the truth about your roof. No pressure, no change orders, no surprises. If the work isn’t done right, we make it right.
Written by Dale Kessler, Owner at TruePane Windows & Doors, serving Palmetto Bay since 2008.
Six Reasons Homeowners Choose TruePane Windows & Doors
Impact systems engineered to design pressures up to +/-100, matched to your wind zone - your openings hold when the storm arrives.
Low-E insulated impact glass from our manufacturer lines commonly cuts monthly cooling bills 20-30%.
Laminated impact glass shuts out up to 40% of outside noise - traffic, neighbors, weather.
Monitoring services run $30-90 a month. Laminated impact glass resists forced entry around the clock, with no subscription.
Florida homeowners average around 25% savings on the windstorm portion of their policy after protecting every opening - some homes qualify for more.
A full impact package upgrades curb appeal, buyer confidence and appraised value in one project.