Florida Certified Roofing Contractor CCC 1334537
Skylights trouble, quoted at a flat rate in Miami Lakes, FL
Skylights for homes in Miami Lakes and the surrounding area — from our Sunrise headquarters. Free quote.
Miami Lakes was developed as a planned community starting in the 1960s, and many of its concrete block and stucco homes from the 1970s to the 2000s carry tile or shingle roofs. A skylight on one of those roofs has been through decades of hot, very humid summers and heavy June-to-November downpours. If yours is dripping, stained around the frame, fogged between the panes or cracked, the usual cause is failed flashing, dried-out sealant or a worn-out unit rather than the glass itself.
Flat Rate Roofing does roofing only. We find where the water is getting in, then give you a written flat-rate quote that says exactly what is included. That can be a flashing rebuild, a unit replacement or a new opening framed into the roof. The estimate is free, and the office is in Sunrise, in Broward County.
Miami Lakes is a town of lakes, canals and tree-lined streets, so humidity, summer downpours and wind-driven debris are the main wear factors on exterior hardware, and skylights are no exception. Homes from the 1970s to the 1990s are likely to need replacement parts as they age, and a skylight set into a roof of that age is exposed to the same conditions. Because the city sits in a high-risk hurricane zone, wind and rain can push water at the head and side flashings of a skylight. Sealant used in place of proper flashing can dry out in the Florida sun and let that water through.
Problems to watch for in Miami Lakes
Sealant used instead of flashing
Tar or caulk smeared around a frame can dry out and crack in Florida sun. Once it does, water can run under the tile or shingle and show up as a ceiling stain.
Wind-driven rain at head and side flashings
During summer storms in Miami Lakes, rain can be pushed sideways at the upper and side edges of a skylight. Flashing that was not built correctly can let it past.
Fogged or condensation-filled units
Moisture between the panes means the seal on the unit has failed. In a humid climate like this one, a failed unit will not clear up on its own.
Cracked or damaged glazing
Wind-borne debris during hurricane season can crack or damage a skylight that is not rated for impact. That can leave an opening in the roof.
Old curb or deck-mount flashing kits
On homes from the 1970s to the 1990s, the original flashing may be near the end of its life. Replacing only the glass in that situation can leave the leak in place.
Rot around the opening
A skylight that has leaked for a while can soften the plywood and framing around it. Our flat-rate scope includes replacing rotten plywood and fascia.
What we do
- Leak diagnosis at existing skylightsWe check the flashing, the curb or deck mount and the unit itself, so the quote fixes the actual source of the leak.
- Replacement of failed, fogged or cracked unitsWe swap the unit and install the correct flashing kit for curb-mounted or deck-mounted designs.
- New skylight installationWe cut and frame a new opening into the roof, then flash it properly for tile or shingle.
- Impact-rated unitsFor a South Florida home in a high-risk hurricane zone, we can install impact-rated skylights to suit the site.
- Work combined with a re-roofIf the roof is due for replacement, we can handle the skylight at the same time so the flashing is built into the new roof.
Licenses, permits and codes in Miami Lakes
Skylight work is overseen in Florida by the Department of Business and Professional Regulation (DBPR), through the Construction Industry Licensing Board. The rule as we state it is: "Roofing work in Florida legally requires a licensed roofing contractor and generally a permit from the local building department; a contractor's license is verified on the Florida DBPR website." Our Florida Certified Roofing Contractor license, CCC1334537, is a state certification valid in every Florida county and can be checked on the DBPR site. Whether your particular skylight job needs its own permit, confirm with your local building department. Because Miami Lakes is in Miami-Dade, the product-approval rule reads: "Miami-Dade and Broward are Florida's High-Velocity Hurricane Zone. Roofing products used there need a Miami-Dade Notice of Acceptance (NOA) for that use; elsewhere in Florida they need a Florida Product Approval (or local approval)." If a skylight is installed as part of a re-roof, the 25% rule may matter: "Florida's 25% roof rule (Florida Building Code, Existing Building volume, section 706.1.1): when more than 25% of a roof or roof section is repaired, replaced or recovered in any 12-month period, the entire roof or section has to be brought up to current code." It also says: "How it is applied can vary, so verify with your city or county building department." We pull permits under our own license, schedule and pass inspections, and close out the permit.
When to call
Leak complaints tend to cluster in the summer rainy season and after storms, and Florida's hurricane season runs from June 1 to November 30. If a skylight is leaking now, call so we can look at it before the next round of storms. If it is a replacement you can plan for, the dry season is a natural time, particularly if you are also thinking about a re-roof. The phone at (954) 775-8990 is answered around the clock. The Sunrise office keeps weekday hours, Monday to Friday, 8am to 6pm. You can also request a free estimate with the form on this page.
We serve Miami Lakes, including Main Street, Royal Oaks, Loch Lomond, Lake Sarah, Miami Lakes Town Center, Palm Springs North and Country Club of Miami, as well as nearby Hialeah Gardens, Hialeah, Miami Gardens, Opa-locka, Miami Springs, Doral, Miramar and Pembroke Pines.
Skylights in Miami Lakes: questions we hear
- Does a skylight in Miami Lakes need a Miami-Dade NOA?
- Miami Lakes is in Miami-Dade, so the High-Velocity Hurricane Zone applies. Our site's rule reads: "Miami-Dade and Broward are Florida's High-Velocity Hurricane Zone. Roofing products used there need a Miami-Dade Notice of Acceptance (NOA) for that use." We install the product per its approval.
- Why is my skylight leaking after a summer storm?
- After heavy rain, the likely causes are dried-out sealant, flashing that was never built correctly, or a failed unit. Wind-driven rain at the head and side flashings can also get past an older installation. A look at the roof is the only way to tell which one it is.
- Do I need HOA approval before changing a skylight?
- Many Miami Lakes neighborhoods have HOAs, and some are gated enclaves. Check your association's rules before work starts, because approval processes differ between communities. We can give you a written scope to submit.
- Can you replace a fogged skylight without redoing the roof?
- Often a failed unit can be replaced on its own, with the correct flashing kit for a curb-mounted or deck-mounted skylight. If the roof around it is older, a re-roof may make sense, and the quote will say what is included either way. For anything involving the roof percentage rule, verify with your building department.
- How do I get a quote?
- Call (954) 775-8990 or use the form on this page. The estimate is free, and the written flat-rate quote says what is included, such as rotten plywood and fascia replacement and full cleanup.
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