Free roof inspection with deck photos before we talk money - GAF and Owens Corning certified installation
Before
After
Before
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Before
AfterFast, Reliable Roof Replacement Across Kendall West
Roof replacement in Kendall West, FL typically runs $12,500 to $28,000 for a full tear-off on a standard single-story home, with barrel tile jobs landing on the higher end and architectural shingles in the middle. The price depends on what the tear-off turns up: homes built before 1992 often need re-decking once the old underlayment comes off, and that changes the quote. The good news is we write the price before any work starts, and if the decking surprises us, you approve the change in writing before we touch it. Call (945) 303-9821 for a free estimate that accounts for what Kendall West roofs actually hide.
Why Tilehurst Roofing Is Kendall West’s Preferred Roof Replacement Company
Homeowners here have a specific problem: Kendall West sits in the High-Velocity Hurricane Zone, and a lot of the tile roofs put on in the late 80s and early 90s don’t meet current code. We know that because we’ve torn off enough of them to see the pattern. The mortar-set hip caps shear loose, the windward corners lift, and the decking underneath is soft from two decades of Everglades humidity. Our crew understands what Miami-Dade inspectors look for on these jobs because we’ve passed those inspections on homes all over the community.
We also understand that you’ve probably been burned before. That’s why Greg Holloway runs our Kendall West crews the Kingswell Way: say the price before the work, show up in the window we gave, put the guarantee in writing, and come back if anything fails. A live person answers our phone 24/7, so when you call (945) 303-9821 at 8pm on a Thursday, you reach a human being who can schedule your estimate, not a voicemail.
Every job includes a written price before any work starts and the 365-Day Done Right Promise. If something isn’t right within a full year, we make it right. That’s not a premium add-on. It’s the floor.
New Roof Installation in Kendall West
New roof installation in Kendall West means starting from the decking up: code-compliant underlayment, every fastener on the Miami-Dade NOA schedule, and a finished surface that passes inspection the first time. Most homeowners in this community need this when the original 1980s or early 1990s roof has reached the end of its life, or when a buyer’s inspection flags failed underlayment that a repair won’t fix. A full new roof installation on a typical Kendall West home runs $12,500 to $28,000 depending on material and whether the decking needs replacement.
Asphalt and Architectural Shingles
Architectural shingles are the most common choice for Kendall West homes getting a full replacement. They handle the afternoon storm gusts off the Glades well when installed with the right nail pattern, and they cost less than tile while still meeting every HVHZ requirement. We install GAF, CertainTeed, and Owens Corning architectural lines, always with the manufacturer’s full system warranty registered in your name.
Concrete Barrel Tile and Flat Roof Sections
Many Kendall West homes were built with concrete barrel tile, and when those get replaced, we foam-set the field rather than mortar-set it. Foam-set installation is what current HVHZ code requires, and it’s the difference between a roof that holds through the next named storm and one that loses its windward corners. Homes with flat roof sections over garages or additions need membrane systems rated for standing water and the constant wetland humidity that comes off the Everglades.
Reroofing in Kendall West
Reroofing in Kendall West is what we call a full replacement that reuses the existing roof structure: tear off the old surface, inspect the decking, replace what’s rotted, lay new underlayment, and install the finished material. This is the right path when the roof structure is still sound but the surface has failed, which is common on homes where original 1980s underlayment has dried out and cracked under Kendall West’s sun. Reroofing runs $10,500 to $22,000 on most homes here, with the final number depending on how much decking gets replaced once we see it.
Why Decking Gets Replaced on Pre-1992 Homes
Homes built before Hurricane Andrew’s 1992 code overhaul often have wood-truss decking that’s seen thirty-plus years of Everglades humidity. We don’t know if it’s soft until the old surface comes off, and that’s exactly why we write decking allowances into the contract up front. You approve the change order in writing before we replace a single sheet, so the quote never moves on you without your say-so.
Drip Edge, Flashing, and the NOA Paperwork Trail
We replace drip edge and flashing on every reroof, never reuse what’s there. Existing metal is often corroded, undersized, or missing the Miami-Dade NOA documentation that inspectors require. Every piece we install carries a current NOA, which keeps your permit from being rejected over a $9 piece of metal.
Trusted Brands We Service in Kendall West
You get a real choice on materials, not whatever happens to be in the truck. We install and service roofs from GAF, CertainTeed, Owens Corning, IKO, Atlas, Tamko, and Boral, and we stock the most common tile profiles and shingle colors for Kendall West so we aren’t waiting on a distributor when your tear-off is already done. Roof Replacement work with Boral tile or Tamko shingles comes with the manufacturer’s warranty registered in your name, and we handle the paperwork as part of the job. Whether you want the look of the original barrel tile or a switch to dimensional shingles, the product fits your home and the HVHZ code, not our inventory.
Common Roof Replacement Problems We See in Kendall West Homes
- Windward barrel tile corners lifting on western-exposure lots. The wide-open terrain along the Everglades edge sends afternoon storm gusts straight across your roof with nothing to slow them down, and the original mortar-set hip caps from the 80s and 90s simply don’t have the fastening strength current code demands.
- Soft wood-truss decking discovered only after tear-off. Pre-1992 homes off SW 56th Street and throughout the community often have decking that’s wicking moisture from decades of Everglades humidity, and you can’t see it until the old surface is gone. That’s why we write the allowance in before we start, not after.
- Algae and lichen masking failed underlayment on north-facing surfaces. The persistent wetland moisture here accelerates organic growth faster than in denser Miami suburbs east of us, and that growth hides the real problem: underlayment that’s dried out and no longer shedding water the way it should.
- Mortar-set hip caps sheared loose on surviving original roofs. If your tile roof made it through the last decade, the hips are often the first thing to go, because the original mortar wasn’t designed for the wind loads that Kendall West’s open exposure puts on the ridge lines.
Pricing for Roof Replacement in Kendall West, FL
A full tear-off and replacement on a standard Kendall West single-story home runs $12,500 to $28,000. Reroofing that reuses the existing structure lands between $10,500 and $22,000. Barrel tile on new foam-set installation sits at the top of the range; architectural shingles run the middle; flat roof membranes over garages and additions add $4 to $8 per square foot. What moves the number is the decking, and that’s what we handle differently: we write the allowance into the contract, show you the rotted sheets with our own eyes on-site, and price the repair in writing before we swing a hammer. Call (945) 303-9821 to schedule your free estimate, and you’ll have a written price in your hands before any work starts.
We Also Serve Cities Near Kendall West
Our Kendall West crews also run jobs in Miami, Hialeah, Fort Lauderdale, and Pembroke Pines. If you’re just outside the community and searching for Roof Replacement in Kendall West because a neighbor recommended us, call (945) 303-9821 and we’ll confirm coverage for your street. Estimates are free across the whole western Miami-Dade service area.
Serving Kendall West, FL - Our Local Coverage Area
We’re based in the Kendall West 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 West
Because Kendall West sits inside the High-Velocity Hurricane Zone, the only jurisdiction in the U.S. where every roofing product, down to the drip edge and starter strip, must carry a current Miami-Dade County Notice of Acceptance. If a single item on the job lacks an NOA, the inspector rejects the entire permit, not just that line item. We only install materials with current NOAs, and we keep the documentation with your job file so the inspection walk-through goes smoothly. Call (945) 303-9821 and we’ll show you the paperwork trail on your specific material package.
We price the decking replacement before we touch it, in writing. The allowance is already in your contract, so nothing moves on you. When we find soft wood, you see the framing with your own eyes, approve the change order, and only then do we cut and fasten the new decking. On a 1988 barrel tile home off SW 56th Street, our crew found the windward corner decking soft from years of Everglades-driven humidity, priced the repair, got the homeowner’s approval in writing, and still passed Miami-Dade inspection on the first walk-through. That’s the standard, not the exception. Call (945) 303-9821 for an estimate that accounts for what your specific deck is likely hiding.
Kendall West has no tree canopy or building density to interrupt wind coming off the Everglades, so afternoon convective storms hit western-exposure lots with full force. Eastern Kendall has denser development that breaks up the wind. The original mortar-set tile corners on homes here can’t hold against that repeated loading, which is why current HVHZ code requires foam-set installation, and why we never mortar-set on a replacement. Call (945) 303-9821 and we’ll explain what foam-set looks like on your specific roof profile.
Most single-story homes in Kendall West take four to seven working days from tear-off to final inspection, assuming the weather holds and the decking doesn’t require extensive replacement. Barrel tile runs longer than architectural shingles because each tile is set individually on the foam bed. We give you a written schedule before the job starts, and we call if anything changes. Call (945) 303-9821 to get a timeline for your specific roof.
We replace all of it, every time. Existing drip edge on Kendall West homes is often corroded, undersized, or missing the Miami-Dade NOA that inspectors now require, and reusing it would fail your permit. New flashing at every penetration, new drip edge on every eave, and every piece carries a current NOA. That’s included in your written quote, not an add-on discovered at the end. Call (945) 303-9821 for a free estimate that includes the full metal package.
Written by Greg Holloway, Owner at Tilehurst Roofing, serving Kendall West and the surrounding Miami-Dade communities.