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Roofing services across Miami-Dade County

Flat and low-slope work is the whole job here. Each page below covers what the system is, what it costs, what the code requires, and the things worth knowing before you sign anything.

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Services

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Roof replacementA roof is the single largest thing most Miami homeowners will spend on their property, and the HVHZ code makes it more expensive here than anywhere else in Florida. Here is exactly where the money goes.Read more → Tile roofsTile is the South Florida default, and it is the system where the difference between a good installer and a bad one is least visible from the ground and most expensive to discover.Read more → Metal roofingMetal is the fastest-growing residential roof in South Florida, and for once the reason is not fashion — it is the best wind performance per dollar available, and insurers have noticed.Read more → Shingle roofsShingle is the lowest first cost in Miami-Dade and the shortest-lived thing on this page. That is not a reason to avoid it — but it is a reason to know what you are buying.Read more → Flat & low-slopeMost Miami buildings have a flat roof somewhere, even the ones with tile. It is where the majority of leaks in this county actually start.Read more → Roof repair & leaksA leak almost never enters the building where it shows up on your ceiling. Finding where it actually starts is the entire job — the repair itself is usually the easy part.Read more → Hurricane & storm damageAfter a named storm, the two things that decide how this goes for you are how fast the roof gets covered and how well the damage gets documented. Everything else follows from those.Read more → Insurance claimsFlorida's roof insurance market is the hardest in the country. What decides your claim is documentation, the permit record, and getting the sequence right.Read more → Roof inspectionsFour different things get called a roof inspection in Miami, they answer four different questions, and buying the wrong one is a common and avoidable waste of money.Read more → Commercial & HOAOn an association roof the technical problem is usually the easy part. The hard part is a board, a reserve study, a milestone inspection deadline and residents who have to live under the work.Read more →

Cost

Miami-Dade roofing cost ranges.

Planning numbers for the region, so you can sanity-check a bid before it reaches your board.

SystemInstalled cost / sq ftTypical service lifeNotes
Architectural asphalt shingle$7 – $1215–25 yrsThe budget option in Miami-Dade. Shortest service life of anything here — UV and heat are brutal on asphalt.
Concrete tile (flat or profiled)$14 – $2430–50 yrsThe South Florida default. Heavy — the structure has to be able to carry it.
Clay barrel tile$18 – $3040–75 yrsCoral Gables, Coconut Grove and most of the historic stock. Highest material cost, longest life.
Standing-seam metal$15 – $2630–50 yrsGaining share fast on coastal property. Best wind performance per dollar; watch the fastener and clip spec near salt air.
Modified bitumen, 2-ply (low-slope)$9 – $1615–25 yrsThe standard flat-section system here — including the flat runs behind a tile parapet.
TPO single-ply (low-slope)$9 – $1720–30 yrsReflective. Common on commercial, small multifamily and larger flat residential sections.
Silicone restoration coating$4 – $810–20 yrsOnly over a sound, dry substrate, and only where the existing system is not already at the layer limit.

How to read these. Ranges are Miami-Dade market pricing for planning and budgeting, not a quote. Real numbers move with roof geometry and pitch, how much deck has to be replaced once the tile is off, the secondary water barrier the HVHZ requires, tear-off depth, access and staging, and how many squares of tile can be salvaged and reset versus supplied new.

Investigation, maintenance and discovered conditions

ItemTypical rangeNotes
Roof repair (single-source leak)$650 – $4,500Most isolated leaks land in the high three to low four figures. A chronic leak needs a survey, not a patch.
Roof inspection / condition reportFree – $600Ours is free. A wind mitigation inspection for your insurer is a separate, licensed report and usually $75–$175.
Plywood / deck replacement$70 – $130 per sheetNobody can see the deck until the roof is off. Get this as a stated unit price in the contract, not a change order.
Secondary water barrier (HVHZ)$1 – $2.50 / sq ftNot optional in Miami-Dade. If a bid does not mention it, the bid is not code-compliant.
Tile salvage and reset$4 – $8 / sq ftCheaper than new tile and often the only way to match a discontinued profile. Expect 15–25% breakage.
Permit and inspection fees0.5% – 2% of job valueVaries by municipality. Miami-Dade and each city set their own schedule.
Skylight replacement$900 – $3,500 eachReplace during a reroof, never after. An old curb under a new roof is a guaranteed callback.

How to read these. Ranges are Miami-Dade market pricing for planning and budgeting, not a quote. Real numbers move with roof geometry and pitch, how much deck has to be replaced once the tile is off, the secondary water barrier the HVHZ requires, tear-off depth, access and staging, and how many squares of tile can be salvaged and reset versus supplied new.

Code

Four rules that decide most commercial roofing jobs.

You are in the HVHZ, and it changes everything

Miami-Dade and Broward are the only two counties in the country designated a High Velocity Hurricane Zone. The HVHZ provisions of the Florida Building Code are a stricter, separate rulebook: products need their own approval, the deck has to be sealed, attachment is tested in the field, and there are more inspections. A roofing spec that is perfectly legal in Orlando or Tampa can be non-compliant here without a single word changing on the page.

Every product needs a Miami-Dade NOA

A Notice of Acceptance is Miami-Dade County Product Control's approval of a specific product in a specific assembly. Underlayment, tile, fasteners, adhesive, edge metal — each carries its own NOA, and the NOA specifies how it may be installed. NOAs carry expiration dates and have to be renewed by the manufacturer. You can look any of them up yourself on the County's product approval search. Installing a product without a current NOA is a code violation that can mean a failed inspection and a tear-off at the contractor's cost.

The deck gets sealed — that is the secondary water barrier

The HVHZ requires a sealed roof deck: a continuous secondary barrier under the primary roof covering, so that if the tile or shingle comes off in a hurricane the building still does not take on water. In practice that is a self-adhered polymer-modified bitumen membrane meeting ASTM D1970 with a current NOA, or an approved combination such as 4-inch self-adhering tape over every deck joint followed by an approved base sheet. The permit holder signs an Affidavit of Compliance for roof deck attachment and the secondary water barrier, and hands it to the inspector at the first inspection.

Attachment is tested in the field, not just specified

On mortar-set and adhesive-set tile, the code requires a field uplift test to TAS 106 after installation and before the final inspection — a real, physical pull test confirming the tile resists a minimum uplift load. It is one of the few places in American construction where the inspector verifies the installed result rather than the paperwork. Ask any bidder how many pulls they budget for.

Service areas

Where we work.

City of MiamiThe City of Miami permits its own roofing work, adds historic review in several neighbourhoods, and contains just about every kind of roof in the county within a few square miles.Local codes & costs → Miami BeachA barrier island with the densest concentration of protected architecture in Florida and the most aggressive corrosion environment in the county.Local codes & costs → Coral GablesThe most design-regulated city in Miami-Dade, and the one where the roof is the most visible architectural element on the building.Local codes & costs → Coconut GroveThe oldest continuously inhabited neighbourhood in Miami, the densest tree canopy in the City, and a building stock that runs from 1890s wood frame to new construction on the same block.Local codes & costs → Key BiscayneA barrier island with the highest wind exposure and the most aggressive corrosion environment in Miami-Dade.Local codes & costs → Aventura & Sunny IslesNorth Miami-Dade's tower corridor.Local codes & costs → North MiamiA large stock of post-war housing now at exactly the age where insurers start asking questions about the roof.Local codes & costs → HialeahMiami-Dade's second-largest city, built fast and built dense, with an enormous stock of post-war concrete-block housing now well into reroof territory.Local codes & costs → DoralThe county's industrial engine, with more large single-plane low-slope roof area per acre than anywhere else in Miami-Dade — plus a young, dense residential stock alongside it.Local codes & costs → KendallUnincorporated Miami-Dade, permitted by the County itself, and full of tile roofs from the era when this part of the county was built — now all arriving at the same point at once.Local codes & costs → Pinecrest & Palmetto BayLarge lots, mature canopy, substantial houses and complex roofs.Local codes & costs → South Miami-DadeGround zero for Hurricane Andrew, rebuilt almost entirely in the 1990s, and the most exposed part of the county to whatever comes next.Local codes & costs →

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We'll be in touch within one business day to schedule your roof assessment. In the meantime, here's the homeowner's guide to the Miami-Dade roofing code — permits, inspections, and the questions worth asking every bidder:

Miami-Dade Roofing Code Guide (PDF)Permits, the five inspections, NOA products & bid checklist Or grab a time right nowPick a slot on the calendar — 30 minutes
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