Free roof inspection with deck photos before we talk money - GAF and Owens Corning certified installation
Before
After
Before
After
Before
AfterFast, Reliable Roof Replacement Across Kendale Lakes
If your Kendale Lakes home needs a new roof, you’re likely facing one of two situations: an insurer non-renewal letter on a 15-to-20-year-old roof, or an aging built-up or modified-bitumen system that’s finally showing its age. A full roof replacement in Kendale Lakes typically runs $11,000-$24,000 depending on size, material, and the deck repairs that Miami-Dade’s HVHZ inspections almost always trigger. We know this market because we work in it every week. Call (945) 303-9821 for a written estimate before any work starts.
Kendale Lakes sits entirely inside Miami-Dade County’s High-Velocity Hurricane Zone, the strictest roofing jurisdiction in the country. Every material must carry a Miami-Dade Notice of Acceptance (NOA), and every tear-off must pass a post-Andrew deck inspection before underlayment goes down. Contractors from Broward or Collier often price Kendale Lakes jobs wrong because they don’t build for these inspections. We do, because it’s the only way we work here.
Why Tilehurst Roofing Is Kendale Lakes’s Preferred Roof Replacement Company
Homeowners in Kendale Lakes call us after bad experiences: crews that no-showed, quotes that changed at the door, repairs that failed within months. Our answer to that is structural, not promotional. Every Tilehurst job starts with a written price before any work begins. That price is not renegotiated at the door. If the roof fails inside the guarantee period, we return at no charge under the 365-Day Done Right Promise. That’s the Kingswell Way: say the price before the work, show up in the window we gave, leave the place cleaner than we found it, put the guarantee in writing, come back if it fails.
Greg Holloway leads our crews in Kendale Lakes. Every technician who steps onto your roof is background-checked and uniformed, so you know exactly who is on your property. Our phone is answered by a live person 24 hours a day, seven days a week, including nights and weekends. No voicemail queue, no callback queue. When an insurer non-renewal letter lands in your mailbox at 8pm, you can call and get a real person right then.
New Roof Installation in Kendale Lakes
New Roof Installation in Kendale Lakes means a complete tear-off to the deck, a mandatory deck inspection, a secondary water barrier, and a new roof system built to current MVHZ code. We handle this for homeowners whose existing roof is beyond repair, whose insurer will not renew a policy on an aging roof, or who are building a new addition and need the roof integrated correctly. A new asphalt shingle roof in Kendale Lakes typically runs $12,500-$19,500 for an average 1,800-2,200 square foot CBS home, while architectural shingle systems run $16,000-$24,000. Deck repairs, if the inspection finds the original 8d smooth-shank fastening pattern, are priced and approved in writing before we proceed.
Asphalt Shingle Systems
Most Kendale Lakes homes built in the 1970s and 1980s were originally roofed with modified-bitumen or built-up systems. When homeowners switch to asphalt or architectural shingles, we replace the entire roof assembly, not just the surface. That includes the drip edge, underlayment, flashing around penetrations like vents and skylights, and a properly installed starter strip. The product matters less than the installation; a GAF or CertainTeed shingle installed over failing deck fasteners will not survive the next wind event.
Flat and Low-Slope Roofing
Many original Kendale Lakes homes have flat or very low-slope roof sections over carports, patios, or additions. These require modified-bitumen or built-up systems with a positive drainage plan. We inspect the existing mortar bed and membrane condition, check for ponding water, and address the deck fastening before laying new membrane. A flat roof replacement on a Kendale Lakes home typically runs $9,500-$15,000, depending on whether we’re replacing a single low-slope section or the entire roof.
Reroofing in Kendale Lakes
Reroofing in Kendale Lakes rarely means laying new material over the old. Miami-Dade’s building code effectively requires a full tear-off on most homes because the deck must be inspected and re-nailed to current HVHZ fastening schedules before a permit closes. A reroof here is really a re-build: tear off to the deck, repair rot around the drip edge and valleys, re-nail the deck to the current ring-shank pattern, install the secondary water barrier, then lay the new roof system. A reroof on a standard Kendale Lakes CBS home runs $11,000-$20,000, with deck repairs adding $1,500-$4,500 when the original nails fail uplift calculations. We price these surprises before we touch them, in writing, not after.
The Tear-Off and Deck Inspection
On a 1978 CBS home near the Kendall Lakes West lakefront, our crew tore off a failing modified-bitumen membrane and found the original deck was fastened with 8d smooth-shank nails at 6-inch spacing, well short of today’s HVHZ ring-shank schedule. We re-nailed the entire deck to the current pattern, installed a secondary water barrier and ice and water shield in the valleys, and set a new GAF architectural shingle system with a starter strip and ridge vent, then passed the county deck inspection on the first re-inspection. That job is not unusual. It’s the standard condition of a Kendale Lakes roof built before Andrew.
Insurer-Driven Replacements
Florida insurers have been aggressively non-renewing policies on roofs older than 15 to 20 years, and Kendale Lakes has been hit hard because the housing stock is concentrated in exactly that age band. Homeowners get 45 days to replace a roof or lose coverage. We schedule these jobs as priorities, not by pushing other work aside but by adding crews from our broader Kingswell network so you meet the insurer deadline. A written quote is available within days of your first call.
Trusted Brands We Service in Kendale Lakes
We install products from seven major manufacturers: GAF, CertainTeed, Owens Corning, IKO, Atlas, Tamko, and Boral. For Kendale Lakes, most replacements use GAF architectural shingles or CertainTeed’s Landmark line because both carry Miami-Dade NOA approval and hold up to the UV and humidity of western Miami-Dade. We also service and replace Owens Corning and IKO systems already on Kendale Lakes homes. The product on your roof should fit the home and the wind zone, not whatever happens to be in the truck. Flat and low-slope sections get modified-bitumen systems from the same manufacturers, again NOA-approved for HVHZ.
Common Roof Replacement Problems We See in Kendale Lakes Homes
- Post-Andrew deck re-nailing failures. Original 8d smooth-shank fastening at 6-inch spacing cannot pass current HVHZ uplift calculations, so the county requires a full-deck re-nail before any underlayment goes down. Homeowners who weren’t told this before the tear-off watch the quote move mid-job. We tell you before we start.
- Hidden rot under built-up or modified-bitumen layers. Saturated decking and rusted edge metal hide beneath the visible surface. The tear-off reveals rot that wasn’t visible from the drip edge, and the repair scope grows. We budget an allowance for this in the contract, priced and approved in writing before we proceed.
- Missing secondary water barrier on original roofs. Homes built before 1992 rarely have an SWB, and current code requires one on every replacement. Contractors from other counties sometimes skip it to keep the quote low, then get failed inspection. We include it in the base price because it’s not optional here.
- Insurer non-renewal with a short deadline. A 45-day non-renewal window doesn’t leave time for three rounds of quotes. We understand that timeline and structure our scheduling to hit it. Call (945) 303-9821 the day you get the letter and we’ll start the site inspection that week.
Pricing for Roof Replacement in Kendale Lakes, FL
Here’s what roof replacement actually costs in Kendale Lakes right now. Asphalt shingle roofs run $12,500-$19,500. Architectural shingles run $16,000-$24,000. Flat or low-slope modified-bitumen systems run $9,500-$15,000. Deck re-nailing and repairs, when the existing fastening fails, add $1,500-$4,500 depending on square footage. Concrete tile roofs, for the homes that have them, run $18,000-$30,000 and up. Every quote includes the secondary water barrier, the county deck inspection, and the permit pulled in your name. Call (945) 303-9821 to schedule a free estimate. The written price is in your hands before any work starts, and it doesn’t change at the door.
We Also Serve Cities Near Kendale Lakes
Our Roof Replacement team works across west Miami-Dade and the surrounding area. If you’re in Miami, Hialeah, Fort Lauderdale, or Pembroke Pines, we bring the same written-price policy and the same 365-Day Done Right Promise to your job. Learn more about our work in the wider area on our Roof Replacement in Kendale Lakes page or call the office directly.
Serving Kendale Lakes, FL - Our Local Coverage Area
We’re based in the Kendale Lakes area and know this community well. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
FAQs About Roof Replacement in Kendale Lakes
Because homes built in the 1970s and 1980s were fastened with 8d smooth-shank nails at 6-inch spacing, which fails current HVHZ uplift calculations. The county requires a deck inspection on every tear-off, and when the fastening doesn’t pass, the deck must be re-nailed to the current ring-shank pattern before underlayment goes down. That’s a structural requirement, not a contractor upsell. We write an allowance for it into the contract so you see the potential cost before the tear-off starts. Call (945) 303-9821 for an exact quote on your home.
You need an NOA product. Kendale Lakes is inside Miami-Dade’s High-Velocity Hurricane Zone, and every roofing material installed here must carry a Miami-Dade Notice of Acceptance. A product approved for Broward or Collier is not automatically approved here. Using a non-NOA product will fail inspection and delay your permit close. We specify NOA-approved materials from GAF, CertainTeed, Owens Corning, and IKO on every Kendale Lakes job. Call (945) 303-9821 for a written quote with the exact product line listed.
Miami-Dade code requires a secondary water barrier on every roof replacement, which adds a layer of peel-and-stick or self-adhering membrane over the entire deck before shingles or tile go down. It’s a post-Andrew code change that protects against water intrusion if the primary roof covering fails in a hurricane. Homes built before 1992 rarely have one, so the requirement adds roughly $0.50-$1.00 per square foot to the job. We include it in the base price; contractors who don’t are pricing a job that won’t pass inspection. Call (945) 303-9821 to see the line-item breakdown for your roof.
Yes. Every Kendale Lakes roof replacement requires a county deck inspection after the tear-off and before any new underlayment or roofing material is installed. The inspector checks the deck fastening pattern, the condition of the plywood or deck boards, and the edge metal. If the original fastening doesn’t meet current HVHZ standards, the deck must be re-nailed to the ring-shank schedule before work proceeds. We schedule the inspection and have a crew ready to make corrections the same day if needed. Call (945) 303-9821 and we’ll walk you through the inspection timeline for your home.
Call us the day you get the letter. Florida insurers typically give 45 days to complete a replacement, and that’s a tight timeline when deck repair scopes and permit inspections are involved. We’ll schedule a site inspection that week, give you a written quote with the HVHZ requirements included, and pull the permit in your name. The 365-Day Done Right Promise covers the full first year after the job, so if anything fails inside that window we return at no charge. Call (945) 303-9821 now to start your quote.
Written by Greg Holloway, Owner at Tilehurst Roofing, serving Kendale Lakes and west Miami-Dade under the Kingswell Guarantee.