Florida Certified Roofing Contractor CCC 1334537
Tile roof trouble, quoted at a flat rate in Miami Lakes, FL
Tile Roofing for homes in Miami Lakes and the surrounding area — from our Sunrise headquarters. Free quote.
Miami Lakes grew 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. If a tile roof here is leaking, stains are showing on a ceiling, or tiles have slipped or cracked, the cause is often not the tile itself. It can be the underlayment beneath, which may be reaching the end of its life while the tile still looks sound. Heavy rain and strong wind from June through November put that hidden layer to the test.
Flat Rate Roofing does roofing only. We look at the problem, then give you a free estimate as a written flat rate quote that says what is included. That can be a few replaced tiles, hip and ridge repair, or a full tile re-roof with tear-off, deck repair and new underlayment. Permits are pulled under our own license, and we schedule and pass the inspections.
Miami Lakes is a town of lakes, canals and tree-lined streets, and summer downpours and wind-driven debris wear on everything outside the house. The area's hot, very humid summers keep roofs damp for long stretches. The city is inland from the Atlantic, so salt exposure is milder than at the beaches, but it still sits in a high-risk hurricane zone. Homes built in the 1970s to the 1990s may have original underlayment, aging mortar at the hips and ridges, and valley metal that has been covered by tile for decades. Those are the areas we check first.
Problems to watch for in Miami Lakes
Leaks while the tile looks fine
Underlayment can fail well before the tile does. Leaks tend to show up in the summer wet season and after tropical systems.
Cracked and slipped tile
Storm winds and wind-driven debris can crack or shift tiles on a street lined with mature trees. Gaps let rain reach the underlayment.
Mortar failure at hips and ridges
Cracked or crumbling mortar at ridges and hips lets water and wind get under the cap tiles. It is easy to miss from the ground.
Hidden valley metal corrosion
Valley metal can corrode out of sight beneath tile. Humid summers and heavy rain leave it little time to dry.
Wind-driven rain under the tiles
Near-daily summer thunderstorms across Florida can push rain sideways under tiles and flashings. Older roofs with worn underlayment have less margin.
Rotten decking or fascia
Once tile comes off, damp plywood or fascia can turn up. Replacement of rotten plywood and fascia is included in our scope.
Tile weight and the structure
Tile is heavy, and the dead-load capacity of the structure is a code consideration when a roof type changes. Raise it early if you are thinking of switching to tile.
What we do
- Full tile re-roofTear-off, deck repair and new underlayment, then concrete barrel, flat or clay tile set back on. The quote spells out what is included.
- Broken and slipped tile replacementWe replace cracked or displaced tiles and check the underlayment beneath them before closing the area up.
- Hip and ridge workFailed mortar at hips and ridges is repaired so the cap tiles are secure again.
- Valley metal replacementCorroded valley metal is replaced, because it can fail hidden under the tile.
- Pressure cleaning and sealingTile that is stained by humidity can be pressure cleaned and sealed. We clean up fully when the job is done.
Licenses, permits and codes in Miami Lakes
Miami Lakes is in the High-Velocity Hurricane Zone. The state regulator for contractors is the Florida Department of Business and Professional Regulation (DBPR), through the Construction Industry Licensing Board. Here is how Florida's licensing rule reads: "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." Ours is Florida Certified Roofing Contractor CCC1334537, valid in every Florida county. On products, the 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). Either way the product is installed per its approval." On how much of a roof is touched, the rule reads: "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."
When to call
Hurricane season runs from June 1 to November 30, and Miami Lakes sees strong winds and heavy rain in those months. Leaks from failed underlayment tend to appear in the summer wet season and after tropical systems. Tile reroofs are often scheduled in the drier winter and spring months, so it helps to have a roof checked before the season starts. The phone at (954) 775-8990 is answered around the clock, and the 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, Hialeah Gardens, Miami Gardens, Opa-locka, Miami Springs and Doral.
Tile Roof in Miami Lakes: questions we hear
- My tile roof in Miami Lakes is leaking but the tile looks fine. Why?
- The underlayment under the tile may be reaching the end of its life, which can happen while the tile still looks sound. Valley metal corrosion and mortar failure at hips and ridges are other places water can get in. We inspect these and put the findings in a written flat rate quote.
- Does the High-Velocity Hurricane Zone apply to my roof in Miami Lakes?
- Yes, Miami Lakes is in the High-Velocity Hurricane Zone. The product 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). Either way the product is installed per its approval."
- Do I need to check with my HOA before a tile roof job?
- Many Miami Lakes neighborhoods have HOAs, and some are gated enclaves, so check your association's approval process before work begins. We can give you a written scope that says what is included to share with them.
- Will repairing part of my roof mean replacing all of it?
- The rule says: "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." Its application can vary, so verify with your city or county building department.
- Who handles the permit and inspections?
- Permits are pulled under our own license, and we schedule the inspections, pass them and close out the permit. The company is insured. Call (954) 775-8990 or use the form for a free estimate.
Get a free tile roof quote in Miami Lakes
Tell us what's going on. A state-certified contractor will get back to you.