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 Kendall
Roof replacement in Kendall is rarely a simple swap of old shingles for new. Most homes here were built between 1975 and 1995, which means failures are now arriving in clusters: underlayment crumbling under intact barrel tile, decking gone soft at the west-facing rake, and replacement bids from out-of-county contractors that quietly omit the second NOA-compliant underlayment layer Miami-Dade will require before the inspector signs off. We know because we work these neighborhoods weekly. If you’re seeing a ceiling stain or noticing granules in the gutter, call (945) 303-9821 for a written price before any work starts.
Why Tilehurst Roofing Is Kendall’s Preferred Roof Replacement Company
Tilehurst Roofing operates under the Kingswell family of roofing companies, founded in 2000, and our Kendall customers deal with one consistent reality: we answer the phone. A live person picks up 24 hours a day, seven days a week. That matters when a storm blows through the night before inspection or when you’ve been burned before by a contractor who vanished after taking a deposit.
The Kingswell Way is simple and we name it specifically because our Kendall customers tell us it’s why they stay: 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. Every job starts with a written price in your hands. Every repair carries a written guarantee delivered before the crew leaves, not mailed later. And if a repair fails inside the one-year guarantee period, we return at no charge under our 365-Day Done Right Promise. That full year of documented accountability is not a premium add-on. It’s the floor.
Our team is led by Greg Holloway, owner at Tilehurst Roofing. He holds every Kendall job to the same standard: background-checked, uniformed technicians on site, so you know exactly who is on your roof and why they’re there.
Asphalt Shingle Roof Replacement in Kendall
Asphalt Shingle Roof Replacement in Kendall is often the right answer when a tile roof has aged out, or when a homeowner wants a lighter, faster-to-install system that still meets Miami-Dade’s wind requirements. In practice, a full asphalt shingle replacement on a typical 2,200-square-foot Kendall tract home runs between $11,000 and $19,000, depending on decking condition, tear-off layers, and the shingle line you choose. Architectural shingles from Atlas or Tamko usually run $1,200 to $2,400 more than a basic three-tab, but the thicker profile holds up better to the near-daily rain Kendall gets from June through September.
When shingles beat tile on a Kendall home
The tile itself on many Kendall roofs from the 1980s and early 1990s still looks sound. The problem hides underneath. When the original felt underlayment has delaminated, resetting the old tile over new underlayment often costs more than a full shingle replacement because of the labor involved in lifting, stacking, cleaning, and resetting each tile. Shingles go down faster, cost less in labor, and the NOA-compliant two-layer underlayment system required under Miami-Dade code works the same beneath either surface.
Decking replacement on the front end
We price visible decking replacement in the written quote whenever we can. But west-facing roof decks on Kendall homes absorb wind-driven moisture off the Everglades, and rot is often hidden until tear-off. When we find it, we show you the rotten sheets before replacing them. You are never charged for decking we did not show you. The price changes only with your signature on the written change order, never silently.
New Roof Installation in Kendall
New Roof Installation in Kendall applies to two situations: a new addition or a full replacement on a home where the roof is beyond repair. A complete new asphalt shingle roof on a standard Kendall slab-on-grade home typically runs $13,000 to $22,000. A concrete barrel-tile new installation, including NOA-compliant two-layer underlayment, runs $24,000 to $41,000 depending on square count, decking replacement, and whether we’re matching an existing tile profile for an HOA or not. Every new roof starts with a written line-item estimate.
What makes a Kendall new roof cost more than you’d guess
The roof itself is only part of the job. On a typical Kendall tract lot, our dumpster may not fit in the driveway, so staging moves to the street with a permit. If a neighbor’s wall sits close to the property line, we file a party-wall notice before the first hammer swings. These details add days and modest cost, but skipping them gets the job red-tagged and your relationship with the neighbor poisoned. We price the job as it will actually happen.
Permits and Miami-Dade inspection
Every replacement we run in Kendall gets pulled through Miami-Dade’s building department with permits and passes inspection. We do not offer to skip permits. The inspector verifies that every product carries a Miami-Dade Notice of Acceptance, and the two-layer underlayment requirement is checked at the deck before any tile or shingle goes down. A bid that claims a Kendall roof can be replaced without that process is leaving you holding the liability.
Common Roof Replacement Problems We See in Kendall Homes
- Intact tile, failed underlayment. Homeowners call about one ceiling stain, and the tile field looks fine. But the post-Andrew underlayment from 1992-1994 crumbles to dust when touched. The roof leaks everywhere at once, not at one penetration.
- West-facing decking rot. Kendall’s western edge abuts Everglades wetlands, and roofs facing that direction absorb heavy ambient humidity. Soft decking at the rake is common and hidden until tear-off, adding sheet replacement to the job.
- Out-of-county bids missing the second underlayment layer. Contractors from Broward bid Kendall jobs as if Florida Building Code alone applies. Miami-Dade’s HVHZ requires two NOA-compliant layers. The inspector red-tags the deck, the change order balloons, and the homeowner pays the difference.
- Narrow driveways and tight lot lines. Many Kendall homes built in the 1980s have single-car drives too short for a 20-yard dumpster. Material staging moves to the street with a permit, and party-wall notice is required when the neighbor’s wall sits within a few feet of the property line.
Pricing for Roof Replacement in Kendall, FL
A full asphalt shingle roof replacement in Kendall runs $11,000 to $22,000 on most homes. A new barrel-tile roof runs $24,000 to $41,000. Partial re-roofs, where we replace a single failed slope, can run $4,500 to $9,000 depending on square count and accessible decking. The biggest swing factors are the condition of the decking, the number of tear-off layers, whether the home is in an HOA with approved tile profiles, and how tight the lot access is. You get a written price before any work starts, and that written price is never negotiated away at the door. Call (945) 303-9821 to schedule a free estimate.
We Also Serve Cities Near Kendall
Our crews run Roof Replacement jobs across the South Miami-Dade area, and we serve Kendall homeowners directly from our Miami (South FL) dispatch office. If you’re in Miami, Hialeah, Fort Lauderdale, or Pembroke Pines, we cover those markets too. See our Roof Replacement in Kendall page for pricing specific to this area, or call for a written quote.
Serving Kendall, FL - Our Local Coverage Area
We’re based in the Kendall 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 Kendall
The tile is a wear layer, not the waterproofing. On Kendall homes built in the late 1970s through early 1990s, the original 30-lb felt underlayment beneath the tile has failed even when the tile above it looks new. Water passes through the tile field, hits the degraded underlayment, and finds the decking. A single leak is usually the first sign of a full field failure, and any inspection should pull a few tiles at the ridge and rake to check the underlayment condition before quoting a repair. Call (945) 303-9821 and we’ll do that inspection as part of the free estimate.
A Notice of Acceptance, or NOA, is Miami-Dade’s product approval that goes beyond the Florida Building Code. Every roofing component installed in Kendall, which sits entirely within the High Velocity Hurricane Zone, must carry an NOA sticker. That applies to underlayment, shingles, tile, adhesive, fasteners, and flashing. It affects your quote because NOA-compliant materials and the two-layer underlayment system cost more than the single-layer systems legal in Broward or Palm Beach. Any contractor bidding a Kendall roof without accounting for the NOA line items is likely to hit you with a change order after inspection. We build it into the written price up front.
Yes, and it’s common. Many Kendall tract homes have single-car drives under 20 feet. We stage the dumpster in the street with a right-of-way permit from the county, and we keep material on site only in the staging area we agree on before the job starts. If the neighbor’s wall is within three feet of the property line, we file a party-wall notice before any demo begins. These constraints add small amounts of time and cost, but they prevent a stopped job or a dispute with a neighbor. The written estimate includes them.
Most Kendall homes run between 25 and 45 squares, where one square is 100 square feet of roof area. The square count drives material, tear-off, disposal, and labor, so a bid that does not state the square count is not a real bid. We measure the roof with a physical inspection, and the written estimate lists a square count. If a roofer quotes per square without walking your roof, the number is a guess. Your free estimate from Tilehurst Roofing includes the measured square count, the decking condition, and the access plan.
Yes, but the NOA approval matters more. A shingle might carry a Class H wind rating from the manufacturer, but if it lacks Miami-Dade Notice of Acceptance, it cannot legally be installed on a Kendall roof. We install NOA-compliant architectural shingles from Atlas, Tamko, and GAF, and we match the manufacturer’s high-wind installation pattern, including nailing schedule and adhesive details, to keep the warranty intact. Call (945) 303-9821 for a written quote specific to your roof’s exposure and pitch.
Written by Greg Holloway, Owner at Tilehurst Roofing, serving Kendall with the Kingswell Guarantee.