Florida Certified Roofing Contractor CCC 1334537
Skylights trouble, quoted at a flat rate in North Miami Beach, FL
Skylights for homes in North Miami Beach and the surrounding area — from our Sunrise headquarters. Free quote.
North Miami Beach sits a mile or two from the Atlantic and along Biscayne Bay canals, and the Census puts the median home here at a build year of 1966. A skylight that drips, fogs between the panes or leaves a stain on the ceiling often points to flashing or a sealed unit that has worn out after decades of salt air, summer heat and wind-driven rain.
Flat Rate Roofing is a roofing-only contractor. We diagnose the leak, then give you a free estimate and a written flat rate quote that says what is included. Because North Miami Beach is in Miami-Dade's High-Velocity Hurricane Zone, we plan every skylight repair or replacement around wind and impact requirements. Our office is in Sunrise, in Broward County.
Salt-laden air is hard on anything metal on a roof, including skylight flashing kits, fasteners and curbs. Much of the housing here dates from the 1950s through the 1970s, with one-story concrete block and stucco homes that often have flat or low-slope roofs. A skylight on a roof like that may still be sitting on an original curb with sealant doing the job flashing should do. Florida sun dries that sealant out, and wind-driven rain then finds the head and side flashings. Mid-rise and high-rise condominiums along Biscayne Boulevard and the Intracoastal add their own wind exposure, so any unit we install has to suit the site's design pressure and impact needs.
Problems to watch for in North Miami Beach
Sealant used instead of flashing
Sealant smeared around a skylight in place of a proper flashing kit dries out and cracks in Florida sun. Once it fails, water can get under it during a summer downpour.
Wind-driven rain at head and side flashings
North Miami Beach's May–October rainy season brings rain that blows sideways. Weak head and side flashings let that water in.
Fogged or condensation-filled units
Moisture between the panes means the seal has failed. With the humidity here, the unit rarely clears up on its own and usually needs replacing.
Cracked or damaged glazing
A cracked dome or pane can follow a storm or debris strike. Skylights in the wind-borne debris region have impact requirements, so a like-for-like swap may not be enough.
Corroded fasteners and metal parts
Steady salt air from the Atlantic and the canals corrodes unprotected metal around the opening. Over time that can open gaps at the curb or deck mount.
Aging curbs on mid-century roofs
On homes built around the median year of 1966, a skylight curb may be original or poorly tied into a flat or low-slope roof. Leaks there can be mistaken for a failed unit when the curb is the real cause.
What we do
- Leak diagnosis at existing skylightsWe look at the flashing, curb, sealant and glazing to find where water is entering, so the quote covers the actual cause.
- Replacing failed, fogged or cracked unitsWe replace worn-out units with the correct flashing kit instead of relying on sealant.
- New skylight installationWe cut and frame a new opening into the roof, using a curb-mounted or deck-mounted unit to suit the roof.
- Impact-rated unitsWe can install impact-rated skylights suited to the wind-borne debris region and Miami-Dade's High-Velocity Hurricane Zone.
- Work combined with a re-roofIf the roof is being redone, we can set or replace skylights at the same time. Rotten plywood and fascia replacement is included in our scope, and we do a full cleanup.
Licenses, permits and codes in North Miami Beach
Florida's regulator for contractors is the Department of Business and Professional Regulation (DBPR), through the Construction Industry Licensing Board. As the state puts it: "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 valid in every Florida county, and you can verify it on the DBPR site. We pull permits under our own license, schedule the inspections and close the permit out. For product approvals: "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." Skylights near pools or decks may also involve safety glazing requirements, so confirm the details for your scope with the North Miami Beach building department.
When to call
Leak complaints tend to cluster in the summer rainy season and after storms, and Florida's hurricane season runs June 1 to November 30. Replacements are often bundled with dry-season reroofing. Seasonal residents who return between November and April may also notice stains that appeared while they were away, which is a good time to have a skylight checked. To get started, call (954) 775-8990 or send the quote form on this page. The phone is answered around the clock, and the office keeps weekday hours, Monday to Friday, 8am to 6pm.
We serve North Miami Beach areas including Eastern Shores, Skylake, Highland Village, Fulford-by-the-Sea, the Greynolds Park area, Uleta, Ojus, Ives Estates, Oak Grove and Golden Glades.
Skylights in North Miami Beach: questions we hear
- Does my North Miami Beach skylight need to be impact-rated?
- North Miami Beach is in Miami-Dade's High-Velocity Hurricane Zone, and Florida Building Code glazing requirements for the wind-borne debris region apply. The right unit depends on your site and scope, so we check this when we quote and you can also confirm it with the building department.
- Can a leaking skylight be repaired, or does it need replacing?
- It depends on the cause. Dried-out sealant or tired flashing may be fixable, while a fogged or cracked unit usually means replacement. We diagnose it first, then give you a free written flat rate quote that says what is included.
- My home was built in the 1960s. Does that change anything?
- It can. Census data shows a median build year of 1966 here, and many homes from that era are concrete block with flat or low-slope roofs. An older skylight may sit on an original curb that needs rework, and some openings may have been framed before today's wind-load and impact standards.
- Does salt air really affect skylights?
- Yes. With the Atlantic and the Bay canals close by, salt in the air corrodes unprotected metal flashing and fasteners. We use the correct flashing kit for the unit instead of relying on sealant.
- I live in a condo or an HOA community. Who needs to approve the work?
- Condo associations and HOAs are widespread in North Miami Beach, and many have their own approval processes. Check with yours before work starts. We can describe the scope in writing to support that request.
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