What we fix · Roof Replacement
Full Roof Replacement
Replacement is the right answer when the underlayment or the membrane is at the end of its life, when repairs have stopped holding, or when the code path leaves no cheaper option. It is the wrong answer when it is being sold to you before anybody has established which of those applies.
Photographs and a written scope. If the honest answer is that it can wait another season, you will get that answer.
67
Florida counties we are licensed to build in
HVHZ
Miami-Dade and Broward product approval, done properly
GC
A general contractor, so the structure below is our problem too
25%
The code rule that decides repair vs. replace
The problem
Why this goes wrong
The uncomfortable truth about replacement is that the real scope is not known until the tear-off. Bad decking, a compromised truss end, or a previous repair done badly are all common and none of them is visible beforehand. A contractor who promises a fixed number with no allowance for what is underneath is either padding heavily or planning to have an awkward conversation later.
Recognise it
What it looks like
Drawn rather than photographed, so each one shows the mechanism instead of one particular roof.
What the tear-off finds
Deteriorated plywood is the most common surprise, and the most common reason a replacement price moves. It should be an allowance in the contract, not a conversation on day three.
Details are re-done, not re-used
A replacement that keeps the old flashing keeps the old leak. New roof, new details.
From the ground
Signs to look for
- Repairs that have stopped lasting a season.
- Underlayment at or beyond its service life across the whole roof.
- More than 25% of the roof affected, triggering the code rule.
- Widespread deck deterioration found during a repair.
- A sale or refinance where the roof age is blocking insurance.
Scope
What we actually do
- 01Establish the code path and the product approval requirements for your address.
- 02A written scope with an explicit, stated allowance for deck replacement.
- 03Permit and inspection sequence handled, not left to you.
- 04Tear-off, deck repair, and photographs of the deck before it is covered.
- 05Underlayment and roof system installed to current code and manufacturer detail.
- 06Final inspection, documentation for your insurer, and warranty paperwork.
Worth knowing
Ask any bidder what happens if the deck is bad, and get the answer in writing. That single question separates a real proposal from a number designed to win a comparison. Ask also for the product approval numbers — in Miami-Dade and Broward the products must carry a Miami-Dade Notice of Acceptance, and a contractor who cannot produce it has not planned the job.
FAQ
Common questions
- How long does a replacement take?
- Days to a couple of weeks depending on size, material and what the deck turns out to be. Weather and inspection scheduling both affect it and neither is fully in our control.
- Do I need to move out?
- Almost never. It is loud, and it is dusty in the attic, but the house stays livable.
- Who pulls the permit?
- We do. A contractor asking a homeowner to pull an owner-builder permit for their own work is a serious warning sign.
- Will my insurance rate improve?
- A new roof to current code frequently helps, and in Florida a wind mitigation inspection afterwards is worth doing. We cannot promise a specific outcome — that is your carrier's decision.
Areas served
Where we work
HVHZ
Fort Lauderdale
Our home city, and a genuine mix: barrel tile on the mainland, flat and low-slope on the mid-century houses near Victoria Park, and metal appearing steadily on the newer waterfront builds. Broward is HVHZ, so every product on your roof needs a Miami-Dade Notice of Acceptance.
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HVHZ
Wilton Manors
Compact lots and a large stock of 1950s and 1960s single-storey houses, which in practice means low-slope and shallow-pitch roofs rather than tile. Those roofs rely on membrane and flashing detail, so the failures here look different from the tile failures a mile east.
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HVHZ
Oakland Park
A lot of housing built either side of 1970, now reaching the point where an original underlayment has certainly been replaced once and may be due again. HVHZ rules apply, and Oakland Park permitting is generally straightforward compared with the barrier-island municipalities.
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HVHZ
Pompano Beach
Two different roofing markets in one city: older single-family inland, and a wave of oceanfront towers built in the last decade. The beachfront work is almost entirely low-slope with heavy salt exposure, which shortens the life of fasteners and terminations well before the membrane.
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HVHZ
Lighthouse Point
Canal-front houses with long-tenured owners, which is exactly the profile where a tile roof has looked fine for twenty-five years while the underlayment quietly reached the end of its life. Salt air on the canals is hard on exposed fasteners and metal trim.
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HVHZ
Deerfield Beach
The northern edge of Broward, and the last city before the HVHZ boundary — cross into Palm Beach County a mile north and the product approval rules change entirely. Large stock of 1970s and 1980s condominium with low-slope roofs held in common by the association.
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Next step
Find out what is actually wrong with it.
An inspection, photographs of what we found, and a written scope. If the honest answer is that it can wait another season, that is the answer you will get.