Services Five trades / one pricing method
Miami roofs, priced by the square or by the repair. Never by guesswork.
Roof repair, roof replacement, flat roofs, shingle roof installation and tile roofs in Miami. Each trade below has its own materials, its own method and its own price basis.
Every section also lists what the price leaves out. That list is usually where two roofing quotes stop being comparable.
SEC 01 Roof repair / roof leak repair Miami
Roof repair, traced to the source.
Price basis Priced per repair after an on-roof inspection; written before work starts
A stain on the ceiling tells you water got in. It does not tell you where. Water runs along the top of the underlayment, along a batten, along a truss, and comes through the drywall wherever it finds a seam. So a repair starts uphill of the stain, on the roof, with tiles lifted and flashing checked.
What we fix most: corroded step and wall flashing, cracked lead or rubber pipe boots, slipped or cracked tile, shingles lifted by wind, and patches of soft deck under a long-running leak. On flat sections it is usually a split seam or a blister at a drain.
How a leak gets traced and fixed
- Find the entry point. Attic first if we can get in, then the roof directly above and uphill.
- Open the area. Tile or shingle comes off far enough to see sound underlayment on every side.
- Replace what failed. New flashing metal, new underlayment lapped into the old, new deck where the plywood is soft.
- Close it up with matching material and photograph each stage so you can see what was done under the surface.
We do not quote a repair we have not seen. If the inspection shows the roof is past repair, we tell you that and quote both options so you can choose.
- Common causesWall flashing, pipe boots, slipped tile, wind-lifted shingles
- MaterialsAluminum flashing, matched tile or shingle, self-adhered underlayment, CDX plywood
- Roof typesTile, shingle, modified bitumen, TPO
- Quote formatPer repair, in writing, with photos
In a repair price
- Opening the area and tracing the leak to its entry point
- New flashing, underlayment and finished surface over the repaired area
- Deck plywood in the repair area, at the per-sheet rate on the quote
- Debris removal and photos of the work
Outside a repair price
- Interior drywall, paint or insulation damaged by the leak
- Other areas of the roof not named on the quote
- Sealant-only patching. We do not sell it as a repair
SEC 02 Roof replacement Miami / reroof cost
Roof replacement, down to the deck.
Price basis Per square (100 sq ft) plus rotten deck plywood at a written per-sheet rate
A reroof is a tear-off. Every layer comes off to bare plywood: shingle or tile, old felt, rusted drip edge, tired flashing. Then the deck gets walked and sounded sheet by sheet, re-nailed to current code, and only then does anything new go on.
Reroof cost in Miami depends on four things, and the quote shows each one separately. The size in squares, measured on the roof surface, with waste for hips and valleys. The pitch, because a steep roof is slower and needs more staging. The finished surface you pick. And the deck, which nobody can fully price until the old roof is off.
That last one is where homeowners get burned. So rotten plywood is quoted per sheet, in writing, before the tear-off starts. If we find six bad sheets you pay for six at the rate you already agreed. If we find none, you pay for none.
Reroof order, permit to final walk
- Permit pulled with Miami-Dade or the city before materials arrive.
- Tear-off in sections we can dry-in the same day. We watch the forecast and do not open more roof than we can cover.
- Deck re-nailed, bad sheets replaced, then underlayment, drip edge, valley metal and wall flashing.
- Finished surface installed per the product approval, inspections as the permit requires, final walk with you.
| Line | Unit | What decides it |
|---|---|---|
| Tear-off and disposal | per square | Number of existing layers, tile versus shingle weight |
| Deck plywood | per sheet | Sheets found soft or delaminated after tear-off |
| Underlayment and metal | per square | System required by the finished surface |
| Finished surface | per square | Tile, shingle or low-slope membrane chosen |
| Permit | per job | Jurisdiction and scope |
In a reroof price
- Full tear-off to the deck and disposal of every layer
- Deck re-nail across the whole roof
- New underlayment, drip edge, valley and wall flashing
- Finished surface, permit and yard clean-up with a magnet sweep
Outside a reroof price
- Plywood beyond the per-sheet rate quoted, without your written sign-off
- Fascia, soffit and gutters unless listed
- Truss or structural repair, which needs an engineer
- Overlays. We do not lay a new roof over an old one
SEC 03 Flat roof repair Miami / commercial roofing
Flat roofs that drain.
Price basis Per square, by system (modified bitumen, TPO or coating)
Low-slope roofs cover most commercial buildings in Miami and a lot of residential additions, carports and Florida rooms. They do not shed water the way a pitched roof does. They move it, slowly, to a drain or scupper. If the slope is wrong the membrane sits under water, and no membrane likes that for long.
A flat roof that holds water 48 hours after rain is not a flat roof. It is a pond with a ceiling under it. Before we quote a new membrane we look at where the water stands and why. Sometimes the fix is tapered insulation or a cricket behind a rooftop unit. Sometimes a drain sits higher than the roof around it.
Systems we install
- Modified bitumen. Base sheet plus granulated cap sheet. Tough under foot traffic around AC units and familiar to every inspector in the county.
- TPO single-ply. White, heat-welded seams, reflects a lot of the afternoon sun. Suits larger commercial decks.
- Elastomeric or silicone coatings. A flat roof coating in Miami can add years to a membrane that is still sound and dry underneath. Over a wet or failing membrane it just traps the problem, so we core-check before quoting one.
- SlopeLow-slope, below 2:12
- SystemsModified bitumen, TPO, elastomeric, silicone
- Checked firstPonding, drains, scuppers, parapet flashing, substrate moisture
- PropertiesCommercial buildings and residential flat sections
In a flat roof price
- Removal of failed membrane where the system requires it
- The named system, per square, with seams, laps and edge metal
- Flashing at parapets, curbs and penetrations
- Drainage correction when it is written into the quote
Outside a flat roof price
- Disconnecting or moving rooftop HVAC units, which needs the mechanical contractor
- Wet insulation or deck found beyond the area quoted
- Coating over a saturated roof. We will not do it
SEC 04 Shingle roof installation Miami
Shingle roofs, nailed to the approval.
Price basis Per square, including starter strip, ridge and synthetic underlayment
We install architectural asphalt shingles, the laminated, dimensional kind, not three-tab. The product has to carry Miami-Dade product approval, and the approval document dictates the fastening: how many nails per shingle, where on the nailing strip, and what underlayment goes beneath. In the High Velocity Hurricane Zone that document is not a suggestion.
A shingle roof looks simple from the street. Most of what makes it last is out of sight: a starter strip at the eaves so the first course seals down, drip edge so water clears the fascia, valley metal or a woven valley done properly, and a ridge vent so the attic is not cooking the shingles from below all summer.
We do not lay new shingles over old ones. It hides a soft deck and adds weight the trusses never asked for. Every shingle job we quote starts from bare plywood.
Shingle courses, deck to ridge
- Deck prepared and re-nailed, synthetic underlayment lapped and fastened per the approval.
- Drip edge, starter strip and valley metal set before the field courses.
- Field shingles run to chalk lines, hand-checked for nail placement on every course.
- Ridge vent and ridge cap finished, pipe boots and wall flashing replaced new.
- ShingleArchitectural asphalt, Miami-Dade product approved
- UnderlaymentSynthetic, fastened per the approval
- IncludedStarter strip, ridge cap, ridge vent
- Typical pitch4:12 and steeper
In a shingle price
- Shingles per square with waste for hips and valleys
- Starter strip, ridge cap and synthetic underlayment
- Ridge vent, drip edge and new pipe boots
- Manufacturer warranty paperwork as the maker issues it
Outside a shingle price
- Tear-off and deck sheets, which sit on their own lines
- Skylight replacement or attic ventilation upgrades unless listed
- Product without Miami-Dade approval, even if you supply it
SEC 05 Tile roof repair Miami / barrel tile roof
Tile roofs, set and matched.
Price basis Per square for new tile; per tile or per area for repairs
Tile is the Miami roof. Concrete tile in flat or barrel profile, clay barrel on older Mediterranean-style houses, all of it heavy, long-lived and very good at hiding a failed underlayment. The tile itself rarely wears out. What wears out is the layer underneath it and the flashing around it.
New tile roofs are set by the attachment system named in the product approval: foam adhesive, or mechanical fastening with screws or nails, sometimes both at the eaves and ridges. We follow the approval to the letter, including the underlayment it calls for. A barrel tile roof in Miami that was foam-set in the wrong pattern can lift in a storm even when every tile looks fine.
Tile roof repair is its own job. Cracked tiles from someone walking the roof to clean gutters or service a satellite dish. Slipped tiles where the fastener or foam let go. Broken hips and ridges. We match profile and color as closely as current production allows, and we tell you before we start when an exact match is not available.
Setting a new tile roof
- Deck prepared, tile underlayment installed per the approved system.
- Valley metal, wall flashing and eave closure set before any tile goes up.
- Tiles loaded on the roof in stacks spread across the trusses, never piled on one span.
- Field tile set by the approved attachment, then hips and ridges mortared or foam-set and capped.
- TileConcrete and clay, barrel and flat profile
- AttachmentFoam-set or mechanically fastened, per the approval
- Repair unitPer tile, or per area when underlayment is opened
- Checked firstUnderlayment beneath lifted tiles, valleys, hips
In a tile price
- Tile per square, with waste, set by the approved attachment
- Tile underlayment, valley metal and wall flashing
- Hip and ridge capping, eave closure
- For repairs: each replacement tile, matched to profile
Outside a tile price
- A guaranteed color match on discontinued tile
- Structural reinforcement when switching from shingle to heavier tile
- Pressure washing or sealing existing tile
SEC 06 Before you book
The questions people ask on the driveway.
Straight answers. If yours is not here, call and ask.
Can you give me a ballpark on the phone?
For a replacement, no. We will explain how we price, square by square, and what moves the number. A figure without seeing the deck is a guess, and a guess on a reroof is usually low by exactly the amount of the rotten plywood.
Is the inspection really free?
Yes. Someone gets on the roof, measures it and writes the quote. You owe nothing for that and there is no obligation to go ahead.
Repair or replace?
If the leak is local and the underlayment around it is sound, repair. If we lift tiles across several slopes and the felt crumbles in every spot, a repair just moves the next leak a few feet over. When it is borderline we quote both and show you the photos.
Who is this not a fit for?
Anyone shopping for the cheapest overlay, a caulk patch to get through a home sale, or a price over the phone before anyone has climbed up. We are also not structural engineers. If trusses are damaged we stop and tell you who to call.
What about warranties?
Manufacturer warranties pass to you as the maker issues them. Workmanship cover is whatever the signed contract states, in writing. Details are in the terms.
Next Free roof inspection quote Miami
Pick the trade. We bring the ladder.
Rotten plywood is quoted per sheet, in writing, before the tear-off starts. See who comes out or go straight to the form.