Free roof inspection with deck photos before we talk money - GAF and Owens Corning certified installation
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AfterFast, Reliable Roof Replacement Across Olympia Heights
If you’re looking at a full Roof Replacement in Olympia Heights, FL, expect to pay between $9,800 and $21,500 for a typical single-family home, with the final figure hinging on roof size, slope, material, and what the tear-off uncovers. Most jobs take five to nine working days from tear-off to final inspection, and our Roof Replacement team works directly with Miami-Dade County inspectors so the permit closes cleanly. If you’ve got storm damage, failing shingles, or a flat roof that ponds after every summer downpour, call us at (945) 303-9821 now. We walk the property, climb the deck, and give you a written price before any work starts.
We know exactly why Olympia Heights homeowners wait longer than they should to pull the trigger on a roof. Most of these homes were built between the 1950s and early 1970s, and a lot of them still carry their original built-up or modified-bitumen membranes. You don’t realize how far gone it is until the ceiling stains or the inspector shows you the photos. That’s why we don’t quote from a satellite image or a laptop in the driveway. We get on the roof, we check the decking, and we tell you honestly whether it’s a repair or a Roof Replacement in Olympia Heights.
Why Tilehurst Roofing Is Olympia Heights’s Preferred Roof Replacement Company
Tilehurst Roofing is a Kingswell family roofing company, founded in 2000, and our Olympia Heights customers keep calling us back for one reason: the price we write down at the start is the price you pay at the end. Until the deck comes off, no roofer can see everything. But we’ve torn off enough roofs along Bird Road and the streets branching off Coral Way to know what’s under an Olympia Heights roof before we open it. When something hidden does change scope, we walk it through with you in plain language and a revised line item before we do the work. No door-knocking surprise add-ons. Ever.
Our crews are background-checked and arrive in uniform, so when our truck pulls up on SW 40th Street, you know exactly who’s climbing the ladder. We’re led by Greg Holloway, and every call goes to a live person, 24 hours a day, 7 days a week. You won’t get a voicemail or a “we’ll call you back Monday.” You’ll get a person who can schedule the free estimate, then a crew that shows up in the window we gave you.
We also put the guarantee in writing before the crew leaves the driveway. Every repair carries a written guarantee. If it fails inside the guarantee period, we come back and fix it at no charge under our 365-Day Done Right Promise. That’s not a premium add-on. It’s the floor for every job we do in Olympia Heights.
Asphalt Shingle Roof Replacement in Olympia Heights
Asphalt Shingle Roof Replacement in Olympia Heights typically runs $10,500 to $18,200 on a single-story CBS home, depending on square footage, roof pitch, and whether the decking underneath is sound or needs replacement. That’s the largest chunk of our work here, because nearly every gable and hip roof in the neighborhood’s 1960s and 1970s sections was originally framed for composition shingles. A good shingle system on a 4:12 or steeper pitch sheds water fast, and with the right underlayment, you can carry a legitimate Miami-Dade NOA through every layer.
Here’s what that job involves in Olympia Heights specifically. The old shingles come off, we inspect the decking underneath for rot from years of humidity, we replace any soft plywood or tongue-and-groove boards, then we lay down a self-adhered underlayment, new drip edge along the eaves and rakes, replacement pipe boot flashings, and the new shingles with the manufacturer’s nailing pattern. That’s the job done right, and it’s what our written quote spells out before the first shingle lands.
Replacing Rotted Decking Under the Shingles
The hidden cost on shingle jobs in Olympia Heights is decking. Sitting this close to the Everglades edge, humidity runs 80 to 90 percent year-round, and any small leak left unaddressed rots the wood faster than it would on the coast. We price a set rate per sheet of replaced decking up front, so you’re never guessing.
HVHZ Underlayment and Fastening
Olympia Heights roofs don’t get to use any old underlayment. Miami-Dade’s High-Velocity Hurricane Zone code requires products that hold a current Notice of Acceptance, and we install them to the letter. That matters more than most homeowners realize: an insurer checking the permit history on SW 24th Street will want to see that the underlayment, fasteners, and shingles all carried NOAs.
New Roof Installation in Olympia Heights
New Roof Installation in Olympia Heights for full tear-offs and re-decks generally lands between $12,700 and $21,500, with flat and low-slope systems on the lower slope end of that range and steep gable or tile-detailed work on the upper end. If the home is a 1950s CBS original that has never been re-roofed, you’re looking at a complete system replacement: new decking, new underlayment, new flashing, new roof covering. That’s what gets the county to close the permit and what keeps the wind-mitigation credit on your policy.
The difference between a new roof that passes and one that gets flagged comes down to the details most quotes skip. On a flat-roof home near Westwood Lake, we tore off a 1962 built-up tar-and-gravel membrane that had been ponding for years, found the decking soft at the low corner, and replaced it before laying down a self-adhered underlayment and a modified-bitumen cap sheet carrying a Miami-Dade NOA. The county’s wind-mitigation inspection then flagged strap nails that missed the truss, so we added a secondary water barrier and corrected the fasteners before the permit closed. Work the original two-line estimate never mentioned. That’s how a New Roof Installation goes in Olympia Heights when it’s done properly.
Full Tear-Off vs. Recover
Here’s something you won’t hear from every bidder: on a low-slope or flat Olympia Heights roof, recovering over the old membrane is not legal under Miami-Dade HVHZ code. You can’t just roll a new cap sheet over a failed built-up roof and call it done. The county inspector will fail it, and your wind coverage won’t apply. A real reroof here means tearing the old system off to the deck, checking the wood, and building back up to current code.
Fixing What the Inspector Will Look For
Miami-Dade’s wind-mitigation inspection looks beyond the roofing membrane. It checks the hurricane straps linking the top plate to the trusses. On older Olympia Heights homes, those straps are frequently missing or undersized, and the inspector can force the roof job to stop until they’re remediated. We plan for that. Our written price for a New Roof Installation includes strap remediation where the structure calls for it, so you’re not blindsided with a change order halfway through.
Trusted Brands We Service in Olympia Heights
We install and service roofs from GAF, CertainTeed, and Owens Corning, and we keep a broader range of materials available than most crews working the Bird Road corridor. GAF Timberline HDZ and HDZ Reflector series shingles are common on the gable homes around Olympia Heights, and they carry the Miami-Dade NOAs the county requires. CertainTeed Landmark shingles and their Flintlastic self-adhered systems show up on many low-slope decks in the neighborhood. Owens Corning Duration shingles with SureNail technology are another option for the steeper pitches near Coral Way. If you want a specific product, tell us before the estimate. We’ll price it and get it in writing. If you don’t know which product fits your home, we’ll show you samples and explain the trade-offs in five minutes.
Common Roof Replacement Problems We See in Olympia Heights Homes
- Chronic ponding on low-slope and flat decks. Olympia Heights sits on flat interior ground just north of the Tamiami Trail, so water doesn’t run off fast. Ten minutes of a summer convective storm can leave a quarter-inch of standing water on a low-slope deck, and if the membrane has hairline cracks, that water finds the wood. We see deck rot at the low corners constantly.
- Missing or undersized hurricane straps. The homes built in the fifties and sixties predate the post-2007 wind-mitigation standards. When we pull a permit for a reroof, the county’s wind-mitigation inspection frequently catches straps that were never installed or that miss the truss entirely. It’s a code trigger that most two-line estimates never mention.
- Failed or failing built-up tar-and-gravel membranes. These roofs were installed forty to sixty years ago and many have never been properly maintained. UV breaks down the asphalt surface, the gravel washes away, and the membrane splits. Once that happens, the wood decking underneath starts to rot from the 80 to 90 percent humidity.
- Tile roofs with cracked barrel tiles and failed underlayment at the eaves. On the later Olympia Heights builds, barrel tile was a popular look, but the tiles themselves aren’t waterproof. They shed water onto the underlayment underneath. Once that underlayment degrades at the eave line, leaks start at the fascia, and you can’t see it until the wood is soft.
Pricing for Roof Replacement in Olympia Heights, FL
A full roof replacement in Olympia Heights on a typical 1,200 to 2,600 square foot single-family home runs from $9,800 to $21,500. Asphalt shingle systems on a straightforward gable roof tend to land between $10,500 and $18,200. A full tear-off and re-deck on a flat or low-slope CBS home runs $12,700 to $20,400, depending on how much decking has to be replaced and whether the wind-mitigation inspection forces strap remediation. What moves the price? Roof size, number of stories, tear-off depth, decking condition, and whether you choose architectural shingles, modified bitumen, or something more custom. We don’t give you a ballpark from the truck. We give you a line-item written quote after a physical inspection. Call (945) 303-9821 to schedule your free estimate.
| Roof Type | Typical Range in Olympia Heights |
|---|---|
| Asphalt shingle replacement (gable/hip) | $10,500 - $18,200 |
| Full tear-off and re-deck (flat/low-slope CBS) | $12,700 - $20,400 |
| Complete new roof system (1950s original, never re-roofed) | $13,800 - $21,500 |
| Decking replacement (per 4×8 sheet, when uncovered) | $85 - $135 |
| Hurricane strap remediation (when flagged by inspection) | $900 - $2,800 |
We Also Serve Cities Near Olympia Heights
Our crews cover the full South Florida corridor around Olympia Heights, including Miami, Hialeah, Fort Lauderdale, and Pembroke Pines. If you’re a few blocks beyond the neighborhood line or work on the other side of the county, we’ll still get out to you, put the quote in your hands in writing, and schedule the job on a timeline that fits your calendar. Dispatch and scheduling for the Olympia Heights area is coordinated from our Miami (South FL) office.
Serving Olympia Heights, FL - Our Local Coverage Area
We’re based in the Olympia Heights 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 Olympia Heights
A compliant Olympia Heights quote has the Miami-Dade HVHZ details, and a cheap quote usually skips them. You need to see a line item for the NOA-approved underlayment, the specific method of attaching the deck to the trusses, the hurricane strap remediation work if the existing straps are undersized or missing, the secondary water barrier, and the permit and inspection line for Miami-Dade County. A quote that just says “re-roof, remove old, install new” leaves all of that off, and then you find out at invoice time that the real job costs thousands more. Ask for the permit line and the strap remediation up front. Call (945) 303-9821 for a written quote that includes them.
Yes. In Olympia Heights, any reroofing permit triggers the county’s post-2007 wind-mitigation inspection, and that holds for every roof type. The inspector will verify the hurricane straps linking your top plate to your trusses, the nailing pattern on the sheathing, and the secondary water barrier before the permit can close. If the inspector flags undersized straps or a missed truss, the job legally stops until it’s fixed. Plan for it in the quote and you won’t get a surprise change order from a frustrated inspector. We include it ahead of time. Call (945) 303-9821 for a free estimate that accounts for the inspection from day one.
No, not legally in Olympia Heights. Miami-Dade’s High-Velocity Hurricane Zone code requires a tear-off down to the deck before a new membrane can be installed on a flat or low-slope roof. A like-for-like recover over an old built-up or modified-bitumen membrane will fail the county inspection, and your wind coverage won’t be valid. The tear-off is non-negotiable, and it’s also the only way to see and replace the rotted decking underneath. We’re happy to walk you through what a code-compliant tear-off looks like. Call (945) 303-9821.
Yes, every replacement tile on your barrel-tile roof has to carry a current Miami-Dade Notice of Acceptance, along with the underlayment and the fasteners. It’s not enough for the tile to pass the manufacturer’s spec. Olympia Heights sits inside the HVHZ, and the county rejects products without an NOA regardless of how well the nailing pattern meets factory instructions. On these older tile roofs, the underlayment is usually what’s failing, not the tile itself. We can strip the tile, replace the underlayment with an approved system, and reinstall or replace the tiles with NOA-approved product. Call (945) 303-9821 for an exact quote.
A documented, permit-closed, HVHZ-compliant roof replacement is the single best lever for your wind-mitigation credit in Olympia Heights. Insurers look at the completed permit, the wind-mitigation inspection form, and the product NOAs. If the roof was installed with approved underlayment, corrected straps, and a secondary water barrier, the mitigation credit holds, and your premium doesn’t get marked up for a non-compliant roof. If the job skips any of that, the insurer can deny the credit when it’s discovered, and then you’re paying more every year for a roof you already paid for. We hand you the paperwork at the end of the job, not eight weeks later. Call (945) 303-9821 to schedule your free estimate and get it in writing.
Contact Tilehurst Roofing in Olympia Heights
If your Olympia Heights roof is at the end of its life, don’t wait for the next summer storm to find the weak spot. Call Tilehurst Roofing at (945) 303-9821 and schedule a free estimate. We’ll walk the property, inspect the deck, and put a written line-item price in your hands before any work starts. A live person answers, day or night. 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, and come back if it fails.
Written by Greg Holloway, Owner at Tilehurst Roofing, serving Olympia Heights with code-compliant roof replacement and written guarantees since 2000.