Free in-home measure and quote — PGT, CGI and CWS impact lines compared on your actual openings, style by style
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AfterFast, Reliable Roof Replacement & Installation Across Three Lakes
Roof replacement in Three Lakes typically runs $9,000 to $22,000 for a standard CBS ranch home with architectural shingles, and full tear-off with underlayment upgrades for HVHZ compliance lands on the higher end. Our Roof Replacement & Installation team handles the whole job: permit documentation, tear-off, decking repair, underlayment, flashing, and final inspection. Call (844) 901-4551 for a free in-home measure and a written quote with line-item pricing before you commit to anything.
If you live off SW 137th Avenue or near Three Lakes Park, you know how fast an afternoon thunderstorm can turn a small leak into water running down an interior wall. We’re familiar with the CBS construction that defines this area, and we understand what Miami-Dade inspectors look for when they walk a roof job in 33186. That local knowledge saves our Three Lakes customers time, reinspection fees, and the headache of a permit that stalls halfway through because the paperwork doesn’t match the product.
Why Winslow Windows & Doors Is Three Lakes’s Preferred Roof Replacement & Installation Company
Ed Winslow founded this company in 2011, and his name is still on the door. That’s not a slogan. It means every roof we install in Three Lakes carries the weight of a business owner who lives and works in South Florida and stands behind the Done Right Promise: if it’s not done right, we make it right, period. No national chain can match that without running it through a legal department.
Three Lakes homeowners tell us the same thing over and over: they’ve been burned by contractors who gave a vague estimate, tore off the old roof, then “discovered” problems that doubled the invoice. We don’t work that way. We walk the roof, check the decking, look at the existing flashing, and write a quote that spells out exactly what you’re paying for. If we find something unexpected once the tear-off starts, you get a written change order with a number on it before we touch anything else. Upfront pricing. No surprises on the invoice.
Every technician who comes to your Three Lakes home is background-checked and arrives in uniform. You’ll know who’s at your door before the truck pulls up. And when you call (844) 901-4551, a live person answers, 24 hours a day, 7 days a week. No voicemail loops. No call centers.
Our Roof Replacement & Installation Services in Three Lakes
Full Roof Tear-Off and Replacement
Most Three Lakes homes built between the mid-1970s and early 1990s are on their second or third roofing layer by now, and many still have original decking that’s never been inspected since the house went up. We tear everything down to the trusses, inspect the decking board by board, replace anything soft or delaminated, and build the new roof up with HVHZ-compliant underlayment that actually meets what Miami-Dade’s wind zone requires for 33186. This is structural work, not a cosmetic re-shingle.
Shingle, Tile, and Metal Roofing
Three Lakes has a mix of architectural shingle roofs, flat-tile barrel roofs on some of the larger two-story homes near the lake, and a growing number of homeowners switching to standing-seam metal for the wind performance and the insurance credit. We install all three properly. The tile roofs in this area need specific Miami-Dade NOA-rated underlayment and fastening patterns; cut corners on a tile roof in Three Lakes and the next named storm will find them.
HVHZ-Compliant Permit Documentation and NOA Verification
This is where we save Three Lakes customers money and delays. Miami-Dade’s High Velocity Hurricane Zone rules apply to every building in 33186. Your roof’s product approvals have to match the permit down to the specific NOA number, and inspectors will check. We handle that paperwork before the tear-off starts so the permit doesn’t stall and you don’t get hit with a $150 reinspection fee because a number was missing from the posted documents.
Roof Repair and Storm-Damage Response
A wind-driven rain event off the Bay can lift a shingle course or peel flashing on the windward side of a Three Lakes home, and that leak shows up inside within hours. We respond fast for roof repairs, tarp what needs tarping if a full replacement can’t happen immediately, and write the repair quote so your insurance adjuster can read it clearly. If the damage is extensive enough to need a full replacement, we’ll document everything for the claim.
What happens when you call
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A real person answersNo phone trees — you reach a local pro.
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You get an upfront price rangeHonest numbers before anyone is dispatched.
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A background-checked tech heads outLicensed & insured, dispatched right away.
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You approve before work beginsNothing starts until you say go.
Trusted Brands We Service in Three Lakes
For roof work, we install and service the systems that dominate the Three Lakes market: architectural shingle, barrel tile, and standing-seam metal, with fasteners, underlayment, and flashing rated for Miami-Dade’s large-missile impact standards. On the window and door side, we’re an authorized installer for PGT, CGI, CWS, and Therma-Tru, and our team stocks the local fasteners and flashing details that Three Lakes CBS construction requires. When an opening has to be re-flashed or a jamb rebuilt before the new unit goes in, we already have what we need on the truck.
Common Roof Replacement & Installation Problems We See in Three Lakes Homes
- Corroded flashing around penetrations. Three Lakes sits roughly 12 to 15 miles inland, but salt-laden air still reaches this far, and it eats standard aluminum flashing around vents, chimneys, and skylights faster than homeowners expect. By the time a leak shows up, the flashing has often failed completely at the corner seams.
- Original decking that was never code-tight. Homes built in the mid-1970s through the 1980s in this area used whatever sheathing was cheapest at the time. We regularly find gaps, delaminating OSB, and decking fastened with nails that have long since backed out. A new roof on bad decking is a waste of money.
- Underlayment that doesn’t meet HVHZ standards. Some previous roof jobs in 33186 were done with underlayment that passes in Broward but fails Miami-Dade’s stricter requirements. If we’re pulling a permit for your Three Lakes roof, the new underlayment has to carry the right approval numbers or the inspector will fail it on the spot.
- Improperly tied-in additions and screen-room roof connections. Many Three Lakes homes had screen rooms or patio roofs added after the original build, and the tie-in points between the old roof and the new roof are frequent leak sources. We find rotted fascia and inadequate step flashing at these junctions on nearly every tear-off we do.
Pricing for Roof Replacement & Installation in Three Lakes, FL
A straightforward full tear-off and architectural shingle replacement on a typical 1,800 to 2,400 square foot CBS ranch in Three Lakes generally runs $9,000 to $14,000. Barrel tile adds $4,000 to $8,000 depending on profile and underlayment requirements. Standing-seam metal typically lands between $16,000 and $22,000 for the same footprint. What moves the price in 33186: roof pitch and accessibility, how much decking needs replacement once the old roof is off, whether your home has multiple roof planes and valleys, and whether we’re replacing windows or doors at the same time (we often coordinate both so one permit covers the whole exterior).
Every quote we write for Three Lakes includes the permit fee, the tear-off labor, and the line-item material costs. You’ll see the number before you sign, and the number doesn’t move unless you approve a written change order. Call (844) 901-4551 to schedule a free in-home measure and get exact pricing for your roof.
What Roof Replacement & Installation Costs in Three Lakes
If your Three Lakes project includes impact windows and doors alongside the roof, here’s what to expect: impact windows run $800 to $1,500 per window installed, impact single-hung units typically land between $900 and $1,800, and large or custom openings, including the wide sliding glass door walls found on many Three Lakes CBS ranches, run $2,500 to $5,000. Whole-home packages often fall between $8,000 and $25,000 depending on the number of openings and the floor height. What moves the number in Three Lakes specifically: the HVHZ requirement that every window and door carry a Miami-Dade NOA, which filters out cheaper off-brand units, and the reality that many of these 1970s and 1980s openings need jamb repair or re-flashing once we open the wall.
We’ll come to your home, measure every opening, and hand you a written quote with real numbers. No verbal estimates. No “we’ll see what the supplier charges.” The free in-home measure is how every Three Lakes job starts.
Florida Pays You Back
On the window and door side of a Three Lakes exterior project, the incentives can stack meaningfully if you’re replacing original single-pane aluminum units with impact-rated products. My Safe Florida Home offers matching grants up to $10,000 for qualifying wind-mitigation upgrades, and Florida’s sales-tax exemption applies to impact-resistant windows and doors. The federal 25C energy credit can cover 30% of product cost on qualifying units, up to $600 per year. And a wind-mitigation inspection (usually $75 to $150) can unlock windstorm-premium credits that average around 25% on the windstorm portion of your policy in Miami-Dade. No guarantees: the programs and your carrier set the final numbers, and we’ll help you gather the documentation, not promise an outcome we can’t control.
One comparison worth making before you spend: impact windows versus hurricane shutters. Shutters only protect when someone is home to deploy them and only cover the openings they’re installed on. Impact windows protect 24 hours a day, every day, with no panels to haul out of the garage and no schedule to track. For Three Lakes homeowners who travel or work away from home during storm season, permanent impact protection is the difference between a house that’s protected whether you’re there or not and one that isn’t.
We Also Serve Cities Near Three Lakes
Our Roof Replacement & Installation team serves Three Lakes and the surrounding Miami-Dade communities including Three Lakes‘s neighboring areas: The Crossings, Country Walk, The Hammocks, and Kendale Lakes. If you’re in one of these nearby neighborhoods, the same crew, the same upfront pricing, and the same 24/7 live phone answer apply. Call (844) 901-4551 and we’ll come out for a free measure.
Serving Three Lakes, FL — Our Local Coverage Area
We’re based in the Three 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 — Roof Replacement & Installation in Three Lakes
A Miami-Dade NOA is a Notice of Acceptance, a product certification specific to Miami-Dade County’s High Velocity Hurricane Zone, and it’s stricter than the Florida Product Approval used in Broward and Palm Beach. It matters for your Three Lakes roof because every roof product, from underlayment to ridge vents, has to carry an NOA number that matches your permit, and inspectors will check. If the number isn’t posted or doesn’t match, the inspection fails and you pay for a reinspection. Call (844) 901-4551 for a free estimate, and we’ll handle the paperwork so your permit clears the first time.
Because on a Three Lakes CBS home, the roof and the windows are connected by the same envelope, the same weather, and often the same permit. If we’re re-flashing openings while the roof is off anyway, or if you have original single-pane aluminum windows that are about to fail Miami-Dade code, coordinating the two jobs saves you a second permit cycle and a second set of mobilization costs. You don’t have to replace windows when you replace your roof, but if your windows are already near the end of their life, doing both at once is faster and cheaper than doing them a year apart. Call (844) 901-4551 and we’ll give you separate quotes for each scope so you can decide with real numbers.
No. Three Lakes falls under Miami-Dade’s HVHZ, where a replacement window or door must carry a Miami-Dade NOA and meet large-missile impact standards. Reglazing or re-sealing original single-pane aluminum sliders doesn’t satisfy that requirement, and once a permit is pulled, the inspector will require full replacement with NOA-rated impact units. A Broward contractor giving that advice may be operating on Broward code, and it will cost you time and a reinspection fee in Three Lakes. Call (844) 901-4551 for a free in-home assessment before you spend money on a fix that won’t pass.
Opening a wall in a Three Lakes CBS home often reveals things you didn’t plan for: corroded aluminum jambs, rotted framing behind the stucco, undersized lintels, or outdated wiring that triggers an electrical permit once the wall is open. Our approach is inspection first, then allowances written into the contract for the known likely repair items, then any surprise is priced and approved in writing before we touch it. On a 1980s CBS ranch in Three Lakes, our crew opened up a slider wall to replace a failed unit and found the original aluminum jamb had corroded through at the base from decades of wind-driven rain, causing the framing to rot behind the stucco. We wrote a change order for new pressure-treated jamb extensions and re-flashing, matched the PGT impact slider’s NOA number to the approved permit, and passed the first inspection with no delays. Call (844) 901-4551 and we’ll walk your home before we quote so you know what to expect.
It can, and in Miami-Dade, the windstorm portion of your premium is the most expensive line item. After installing NOA-rated impact windows and doors and completing a wind-mitigation inspection, many Three Lakes homeowners see a meaningful reduction in the windstorm premium, often averaging around 25%. The exact number depends on your carrier, your policy, and the inspection results, so we can’t guarantee a specific dollar figure, but we can give you the documentation your insurer needs. Call (844) 901-4551 for a free estimate and we’ll help you understand the process from permit to inspection.
Ed’s name is on the door, and on every roof and opening we install in Three Lakes. The one down the road. Call (844) 901-4551 for your free in-home measure and a written quote with real numbers.
Written by Ed Winslow, Owner at Winslow Windows & Doors, serving Three Lakes and the surrounding Miami-Dade communities.