Free in-home measure and quote - PGT, CGI and CWS impact lines compared on your actual openings, style by style
Before
After
Before
After
Before
AfterA Coastal-Spec Roof in Miami Is a Materials Decision, Not a Schedule Decision
Roof replacement in Miami, FL runs roughly $12,000 to $32,000 for a typical single-family CBS home, depending on square footage, tile versus shingle, and how much of the deck and strapping has to come back up to code. The number most out-of-town bids leave out is the secondary water barrier: in Miami-Dade County, a roof replacement that does not include a secondary water barrier across the entire roof deck cannot pass final inspection for a permit on any single-family home. That one line item runs $1,500 to $4,000 and it is not optional here. Call (561) 489-4036 for a written quote that includes it from the first estimate, not as a surprise after tear-off.
We say this because we have seen the cheap version. Standard electroplated roofing nails corrode within 8 to 12 years in Miami’s salt air, causing shingle or tile blow-off during a named storm even when the roof was installed correctly to inland specs. The salt off Biscayne Bay and the Atlantic does not care what your inspector in Orlando signed off on. It eats the fasteners first, then the flashing, then the deck. A roof that costs less up front and fails in a decade is not a roof. It is a tuition payment.
What We Actually See on Miami Roofs
We recently replaced a roof on a 1958 CBS house in Kendall where the original roof was fastened with standard electroplated nails that had corroded to brittle rust under 65 years of salt air from Biscayne Bay. Our crew stripped the deck and reattached it with hot-dip galvanized ring-shank nails specified for HVHZ wind uplift, then laid a fully adhered self-adhered secondary water barrier before the new tile underlayment. The wind mitigation credit our estimator verified against the client’s policy cut their windstorm premium by a meaningful margin. That is the difference between a coastal-spec roof and the inland-spec bid another contractor handed them.
The housing stock in Miami is mostly 1950s through 1980s concrete block, which means most roof-to-wall connections on pre-1994 homes lack properly epoxied anchor bolts into the bond beam. A new roof without retrofitted hurricane straps can lift at the eaves under design pressure loads, even if the shingles or tiles are brand new. Any honest Roof Replacement & Installation estimate in Miami has to account for strapping and clip retrofits. If yours does not, ask why.
Fast, Reliable Roof Replacement & Installation Across Miami
TruePane Windows & Doors has been doing impact-rated work in South Florida long enough to know that Miami’s code enforcement is its own animal. Miami-Dade County enforces the most stringent hurricane-impact window and door standard in the United States, and the roofing side is just as particular. We serve all of Miami from our South FL office, with crews who know the difference between a Kendall CBS ranch and a Miami Beach Art Deco fourplex. If you need a roof done right, call (561) 489-4036 and a live person answers, day or night.
We do not use voicemail trees. We do not route you to a regional call center. You get a uniformed technician who measures every opening twice and writes the quote on paper, side by side, so you see exactly what you are paying for.
Why TruePane Windows & Doors Is Miami’s Preferred Roof Replacement & Installation Company
Dale Kessler founded this company in 2008 as a second-generation glazier, but the crew’s collective experience with Miami’s coastal building conditions goes back further than that. We have pulled old roofs off Little Havana duplexes, Hialeah ranches, and Coral Gables bungalows, and the failures follow the same pattern: cheap fasteners, skipped underlayment, flashing sealed with mastic that hardens and separates. Our reputation in Miami is built on fixing those failures before they happen again.
Every job carries the 90-Day Done Right Promise and The Keystone Standard: both manufacturer warranty layers registered in writing, durations stated, before the truck leaves the driveway. We stand behind the work. No paperwork fights. No arguing. Just a square deal.
Our crews show up when we say they will, in uniform, background-checked. We are an authorized installer for more than a dozen manufacturer lines including CGI, PGT, and ES Windows. When you need matched profiles for a Miami Beach historic overlay or HVHZ-compliant fastening on a 1960s Coral Gables home, we stock what the job requires or we source it fast. There is no second appointment left hanging.
Our Roof Replacement & Installation Services in Miami
Every roof we replace in Miami starts with a deck inspection. Not a drive-by. A full inspection of the sheathing, the fasteners, and the roof-to-wall connections. Here is what that looks like across the sub-services we handle most often in this market.
Full Roof Tear-Off and Replacement
Most Miami homes built before 1994 carry a roof that is ready to come off, not be layered over. We strip to the deck, replace rotted sheathing, refasten with hot-dip galvanized ring-shank nails, and lay a fully adhered secondary water barrier across the entire deck before the new tile or shingle goes down. This is the only way a single-family home passes final inspection in Miami-Dade County.
Roof Deck Repair and Refastening
Salt air out here does not just age the surface. It rots the fasteners underneath. We regularly see decks in Coconut Grove and Palmetto Bay where the sheathing is sound but the nails have turned to rust. We pull the old deck fasteners, refasten to HVHZ uplift specs, and replace any sheathing that has delaminated from humidity. The roof looks the same from the street. Underneath, it is a different roof.
Flashing and Skylight Curb Replacement
Skylight curbs and vent pipe flashings sealed with ordinary asphalt mastic crack and leak within two summers of Miami heat and salt exposure. The mastic hardens, separates from the metal, and water finds the gap. We replace mastic-sealed flashings with mechanically fastened, sealant-bedded metal flashing that moves with the roof instead of fighting it. If you have a ceiling stain near a skylight or vent in a pre-1990 home, this is usually the source.
Secondary Water Barrier Installation
This is the line item out-of-town roofers forget. In Miami-Dade, a fully adhered self-adhered barrier across the whole deck is code. It is not an upsell. It is the difference between a roof that passes inspection and one that gets red-tagged. We install it on every replacement, and we write it into the first estimate so there is no change order after tear-off.
What happens when you call
- 1
A real person answersNo phone trees - you reach a local pro.
- 2
You get an upfront price rangeHonest numbers before anyone is dispatched.
- 3
A background-checked tech heads outLicensed & insured, dispatched right away.
- 4
You approve before work beginsNothing starts until you say go.
Trusted Brands We Service in Miami
We install and service roofing and impact systems from CGI, ES Windows, and ECO Window Systems, among others. For Miami customers, we stock the fasteners, underlayments, and flashing materials the coastal spec demands, and we can quote manufacturer lines side by side on paper so you see the price gap between a basic inland-spec product and a marine-grade upgrade before you sign. Fast turnaround on parts is not a courtesy in this market. It is how we keep a roof replacement on schedule.
Common Roof Replacement & Installation Problems We See in Miami Homes
- Corroded fasteners from salt air. Standard electroplated nails fail within 8 to 12 years this close to Biscayne Bay and the Atlantic. Even a roof that was installed correctly to inland specs can blow off in a named storm because the nails gave way first.
- Missing or deteriorated roof-to-wall straps. Pre-1994 CBS homes often lack properly epoxied anchor bolts into the bond beam. A new roof without retrofitted hurricane straps lifts at the eaves under design pressure.
- Mastic-sealed flashings that crack. Asphalt mastic hardens and separates from metal flashing after two Miami summers. Skylight curbs and vent pipe flashings are the first places we see leaks in homes from the 1960s through the 1980s.
- No secondary water barrier. Some homeowners get a new roof installed by a crew from Broward or Palm Beach that does not know Miami-Dade code. That roof fails final inspection and the homeowner is left going after the contractor for a fix. A fully adhered barrier across the whole deck is mandatory here.
Pricing for Roof Replacement & Installation in Miami, FL
A full tear-off and replacement on a typical 1,800-square-foot Miami CBS home runs $14,000 to $28,000 for architectural shingles. Tile runs higher, often $22,000 to $35,000 plus, because of the underlayment and fastening requirements. Deck repair adds $75 to $150 per sheet of sheathing. Secondary water barrier installation runs $1,500 to $4,000 depending on square footage. Retrofit hurricane straps and epoxy anchor bolts run $400 to $1,800 depending on the number of openings and the condition of the bond beam.
What moves the price is opening count, wind zone, floor height, and frame material. A two-story home in a high-velocity hurricane zone costs more than a single-story inland home. A Miami Beach historic home with preservation review adds cost and time. We give you a written, line-item quote before work starts, and we do not change the number after tear-off unless the deck reveals something nobody could have seen from above. Call (561) 489-4036 to schedule a free in-home measure and written quote.
We Also Serve Cities Near Miami
Our crews serve homeowners across Miami Beach, Coral Gables, Hialeah, and Miami Gardens, with the same coastal-spec materials and the same written quote standard. If you are in one of those cities and need a roof replacement done to Miami-Dade code, call (561) 489-4036. We schedule the measure, write the quote on paper, and register the warranty in writing before the truck leaves.
Serving Miami, FL - Our Local Coverage Area
We’re based in the Miami 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 - Roof Replacement & Installation in Miami
Miami-Dade County code mandates a secondary water barrier across the entire roof deck on every single-family home because the county sits in a high-velocity hurricane zone where wind-driven rain can get under the primary roof covering. Broward’s requirement is narrower. In Miami, no barrier, no final inspection. It is that simple. Call (561) 489-4036 if you want an estimate that includes it from day one.
You can, and you will be replacing that roof again in about a decade. Standard electroplated nails corrode within 8 to 12 years in Miami’s salt air. Hot-dip galvanized ring-shank nails specified for HVHZ wind uplift are the minimum we will install. The cheaper fastener costs less up front and far more after the next named storm. Call (561) 489-4036 for a quote that includes the right fasteners.
Because pre-1994 CBS homes in Miami often lack properly epoxied anchor bolts into the bond beam, and nobody can see that until the deck is off. If the estimate did not include strapping retrofits and epoxy work, the change order is either honest or the roofer never intended to do it. We write the strapping line item into the first estimate and absorb the risk if the bond beam is in better shape than expected. Call (561) 489-4036 for a written quote that holds.
Yes. A wind mitigation inspection after a coastal-spec roof replacement, with a secondary water barrier and retrofitted hurricane straps, can earn windstorm premium credits averaging around 25% on the windstorm portion. The inspection runs $75 to $150. The windows are a separate credit. Call (561) 489-4036 and our estimator will verify the roof credits against your current policy during the quote.
Yes. Any structural work on a home in Miami Beach’s Historic Preservation overlay, roughly 5th to 23rd Streets, must clear the Historic Preservation Board before the roof permit is issued. That review can reject standard materials that do not replicate original sightlines and profiles. We have handled preservation reviews before and we quote for it. Call (561) 489-4036 if your Miami Beach roof is in the overlay.
What Roof Replacement & Installation Costs in Miami
Impact windows in Miami generally run $800 to $1,500 per window installed. Impact single-hung units run $900 to $1,800. Large or custom openings run $2,500 to $5,000. Whole-home packages run $8,000 to $25,000 and up, depending on opening count and frame material. What moves the price in Miami is the same thing that moves the roof price: wind zone, floor height, and whether the opening is on the water side of the house. Salt air on the Atlantic side of Miami Beach shortens the life of standard anodized aluminum frames, so marine-grade finish is a line item, not an upsell. We give a free in-home measure and a written quote. Call (561) 489-4036.
Florida Pays You Back
The incentives stack, and they are real. My Safe Florida Home matching grants run up to $10,000 for qualifying wind-mitigation upgrades, and a coastal-spec roof with a secondary water barrier and retrofitted hurricane straps is exactly the kind of work the program funds. Florida also exempts impact-resistant windows and doors from sales tax. On the federal side, the 25C energy credit applies to qualifying window and door units, up to $600 per year on qualifying product costs. The windstorm premium credits average around 25% on the windstorm portion after a wind mitigation inspection. Programs and carriers set the final numbers, so no guarantees. But the stack is real.
One comparison worth making: impact windows versus hurricane shutters. Shutters cost less up front, but you hang them every storm, store them the rest of the year, and they do nothing for the salt-air rot happening to your frames daily. Impact windows are permanent protection, installed once, with no panels to fetch from the garage at 2 a.m. before a named storm. For most Miami homeowners who plan to stay in their home, the permanent spec wins.
Call for Your Free Miami Roof Estimate
If your Miami roof is original to a pre-1994 home, or your last roof was installed by a crew that did not know Miami-Dade code, get a coastal-spec quote before the next storm season. We measure, we write the quote on paper, and we register both warranty layers in writing before the truck leaves the driveway. Call (561) 489-4036 to schedule your free estimate. A live person answers.
Written by Dale Kessler, Owner at TruePane Windows & Doors, serving Miami and South Florida.
Six Reasons Homeowners Choose TruePane Windows & Doors
Impact systems engineered to design pressures up to +/-100, matched to your wind zone - your openings hold when the storm arrives.
Low-E insulated impact glass from our manufacturer lines commonly cuts monthly cooling bills 20-30%.
Laminated impact glass shuts out up to 40% of outside noise - traffic, neighbors, weather.
Monitoring services run $30-90 a month. Laminated impact glass resists forced entry around the clock, with no subscription.
Florida homeowners average around 25% savings on the windstorm portion of their policy after protecting every opening - some homes qualify for more.
A full impact package upgrades curb appeal, buyer confidence and appraised value in one project.