Free roof inspection with deck photos before we talk money - GAF and Owens Corning certified installation
Before
After
Before
After
Before
AfterFast, Reliable Roof Replacement Across Kendale Lakes
Roof replacement in Kendale Lakes usually means one thing: a barrel tile roof from the 1970s or 1980s whose underlayment has quietly failed while the tile above still looks fine from the street. Most full replacements here run between $14,000 and $28,000 depending on size, tile profile, and decking condition, but you’ll see your exact number in writing before we start. We know this neighborhood’s housing stock because we work in it every week, from the CBS homes off Kendall Drive to the cul-de-sacs near West Kendall. Call (424) 766-4937 and Erik Lindgren or our scheduling team will get you on the calendar for a free estimate.
Why Birchbark Roofing Is Kendale Lakes’s Preferred Roof Replacement Company
Kendale Lakes homeowners don’t ask us to rush. They ask us to be careful with the house while the old roof comes off. That is exactly how we work. Shoe covers go on at the front door, drop cloths run through the hallway to the back yard, and every nail and broken tile gets picked up before we photograph the clean-up and show you the photo.
We’re part of the Cedarwell family of roofing companies, which has held local crews to a written standard since 2000. Every Kendale Lakes job carries the 365-Day Done Right Promise: if the work isn’t right, we make it right. That is stamped on your paperwork, not said over a handshake.
Our roof replacement team knows the pre-1993 homes here, the ones with mortar-set barrel tile that never had the mechanical fastening today’s HVHZ code demands. That local knowledge means we inspect before we quote, so the price you see covers the actual scope, not what we discover after tear-off. Because of that, the number on your written estimate is the number you can plan around.
Roof Replacement Contractor in Kendale Lakes
Roof Replacement Contractor work in Kendale Lakes means more than swapping old tile for new. On this housing stock, a proper replacement opens the deck, re-secures or replaces the fastening system, installs a sealed underlayment approved for Miami-Dade’s High-Velocity Hurricane Zone, and only then sets the roof covering. A homeowner typically needs this when the underlayment has exceeded its 20-to-25-year service life, when tiles have scattered in a storm, or when valleys and penetrations have begun leaking.
A typical full Roof Replacement on a 1,800-to-2,400 square foot Kendale Lakes home runs $14,000 to $28,000. Architectural shingle replacements land on the lower end; barrel tile or flat roof systems push toward the upper range. You’ll see your exact figure before any work starts, and if we open the deck and find rot, we write a change order and get your written approval before touching it.
Full Roof Replacement
We strip every layer down to the original decking, inspect what’s underneath, and tell you what we find before the first new material goes on. For Kendale Lakes homes, that means checking for the hidden underlayment degradation that shortens a roof’s life while the visible tile still looks perfectly serviceable.
Roof Decking Replacement
Rotted plywood around flashings and penetrations is common here because decades of summer monsoon saturation never fully dries in the Everglades-adjacent humidity. If your decking is soft, we show you the rotted section, quote the replacement, and photograph the new deck before covering it.
Asphalt Shingle Roof Replacement in Kendale Lakes
Asphalt Shingle Roof Replacement in Kendale Lakes is a growing choice among homeowners re-roofing these older homes, especially their 1970s and 1980s ranches where the barrel tile has already been patched multiple times. Architectural shingles give you a new HVHZ-compliant roof at a lower weight and usually a lower cost than full tile re-roofing, while matching the soft neutral palette that fits these Spanish Mediterranean facades.
An architectural asphalt shingle roof on a typical Kendale Lakes home runs $12,000 to $19,000, including tear-off, underlayment, deck inspection, and full clean-up. Asphalt shingle roofs in this climate need reliable sealed-deck underlayment underneath, not just shingles on top. The membrane is what keeps water out when wind-driven rain gets under a shingle edge, and that is where we spend the most time getting details right.
Architectural Shingles
We install GAF and Owens Corning architectural profiles that carry the Miami-Dade NOA approval you need on this side of the county. These shingles rate for 130 mph wind uplift when installed over a sealed deck, and they hold their color long in the intense South Florida sun that turns cheaper shingles chalky within a decade.
Flat Roofing
Many Kendale Lakes homes have flat-roofed patios, carports, or additions that leak at the tie-in to the main pitched roof. We replace flat sections with self-adhered modified bitumen or TPO and tie the new membrane up under the tile profile so water never finds the seam.
Trusted Brands We Service in Kendale Lakes
We work with GAF, CertainTeed, and Owens Corning materials, which lets us match the right product to the right roof instead of selling whatever one brand happens to have on the shelf. For an older barrel tile home that’s switching to shingles, we’ll often recommend the GAF Timberline line for its NOA approval and color matching. For a home keeping its tile profile, we source replacements that match Kendale Lakes’s original clay and concrete barrel profiles. Because we service these brands across South Florida, parts for Kendale Lakes replacements are usually on our truck the day we arrive, not ordered in from out of state while your deck sits exposed.
Common Roof Replacement Problems We See in Kendale Lakes Homes
- Underlayment failure under intact tile. The felt beneath 1970s and 1980s barrel tile crumbles long before the tile above shows damage. A roof that looks clean from the street can already be leaking at every valley and pipe penetration, and the only way to confirm it is to lift a few tiles and look.
- Pre-1993 mortar-set tile without mechanical fastening. Homes permitted before Miami-Dade’s post-Hurricane Andrew code overhaul often have barrel tiles set in mortar dabs with no mechanical clips. Storm winds peel these tiles off in sheets, and any replacement that reuses the old fastening pattern will not pass HVHZ uplift calculation.
- Hidden decking rot at flashings and penetrations. Decades of afternoon thunderstorms and standing humidity near the Everglades saturate the original plywood around skylights, vents, and chimneys. We open the deck and show you what’s soft before any new material covers it.
- Fascia and drip edge damage from water overflow. Cracked 2×6 fascia boards and rusted drip edge are common on these homes, especially where original gutters overflowed for years. If we find it during tear-off, we write a change order and install the new drip edge before the underlayment goes down.
Pricing for Roof Replacement in Kendale Lakes, FL
Here’s what a Kendale Lakes roof replacement actually costs in our experience. A full barrel tile replacement on a 1,800-to-2,400 square foot home runs $18,000 to $28,000, including tear-off, new sealed underlayment, re-fastening or replacement of the tile, and full clean-up. An architectural asphalt shingle replacement on the same home runs $12,000 to $19,000. A flat roof section over a patio or carport adds $3,000 to $7,000 depending on size and the condition of the deck beneath. These ranges are real, not placeholders, but the only way to get your exact price is an inspection. That is free. Call (424) 766-4937 and Erik or a Birchbark estimator will walk your roof with you and write the number down.
We Also Serve Cities Near Kendale Lakes
Our crews work throughout the western Miami-Dade area, so we regularly handle Roof Replacement in Kendale Lakes and the surrounding communities. We serve Miami, Hialeah, Fort Lauderdale, and Pembroke Pines, with the same written pricing and clean-up standard on every job. Same crew standards, same materials access, same promise in writing.
Serving Kendale Lakes, FL - Our Local Coverage Area
We’re based in the Kendale Lakes 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 About Roof Replacement in Kendale Lakes
Yes, if your roof’s original felt underlayment has passed its 20-to-25-year service life, the visible tile condition is largely irrelevant. In Kendale Lakes, most homes were built in the 1970s and 1980s, which means the underlayment is 40 to 50 years old and has been failing for a decade even if the tile still looks intact from the street. The only way to know for certain is to lift a few tiles and inspect; we do this during our free estimate and show you photos of what we find, not just tell you what we think. Call (424) 766-4937 for that inspection.
Yes. Kendale Lakes is in Miami-Dade County, so every re-roof must satisfy the High-Velocity Hurricane Zone requirements in the Florida Building Code, which include NOA-approved systems and sealed-deck protocols that are stricter than the base state code. Contractors from outside the county often miss this and quote a system that will not pass the required Miami-Dade inspection, which delays your project and costs you more. Our estimates are built to HVHZ spec from the start because that is all we have been installing here.
You’ll see a written change order with the exact additional cost before any new material goes on. We don’t bury it in progress or surprise you at the end. On a 1979 CBS home off SW 137th Avenue, our crew stripped barrel tile that looked fine but sat on felt underlayment that crumbled to dust in our hands, and we found original tile set in mortar dabs with no mechanical fastening and a cracked 2×6 fascia board. We wrote the change order for new drip edge and fastening clips, got the homeowner’s written approval, and finished the new GAF HVHZ-approved system that passed Miami-Dade inspection on the first try. That is the sequence on every Kendale Lakes roof.
Yes, and it’s a common move on these Kendale Lakes homes. Architectural shingles weigh less than barrel tile, cost less installed, and when you choose a GAF or Owens Corning profile with Miami-Dade NOA approval, the roof still meets every HVHZ standard. The one thing we always check before quoting the switch is the original truss design, because while shingles are lighter, the underlayment and fastening requirements are exactly as strict as for tile.
Put the two written quotes side by side and look at four line items: whether the underlayment is a sealed-deck HVHZ-approved system, whether the quote includes full removal of the old tile and felt, whether the decking inspection and replacement allowance is written into the contract, and whether the clean-up is itemized. If one quote is missing any of those four lines, it’s not cheaper; it’s incomplete. Our written price always includes all four, plus the 365-Day Done Right Promise in writing. Call (424) 766-4937 and we’ll walk your roof and show you exactly where the money goes.
If your Kendale Lakes roof is original to the 1970s or 1980s, the underlayment is living on borrowed time even if the tile looks fine. Call (424) 766-4937 to schedule a free replacement estimate. Erik Lindgren and the Birchbark Roofing team will inspect the roof, write your exact number down, and explain every step before we touch a single tile.
Written by Erik Lindgren, Owner at Birchbark Roofing, serving Kendale Lakes and surrounding Miami-Dade communities with written pricing and the 365-Day Done Right Promise on every job.