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 Shingle, Tile & Metal Roofing Across Three Lakes
Roofing in Three Lakes is not like roofing anywhere else in Florida. Our Shingle, Tile & Metal Roofing crew works inside Miami-Dade’s High Velocity Hurricane Zone every week, which means every shingle, tile, or metal roof we install in Three Lakes must carry a Miami-Dade Notice of Acceptance and pass large-missile impact testing before the county will even issue a permit. We handle that paperwork, the on-site NOA posting, and the reinspection dance so you do not have to. If you are pricing a re-roof on a 1970s or 1980s CBS home near SW 144th Street or anywhere in the 33186 zip code, call (844) 901-4551 for a free written estimate and we will scope the job against the actual code requirements for your address.
Why Winslow Windows & Doors Is Three Lakes’s Preferred Shingle, Tile & Metal Roofing Company
Ed Winslow founded this company in 2011 and put his name on the door. That is not a slogan; it is how we run jobs in Three Lakes. When a permit inspector wants to see the NOA number matched to the approved permit, we are the ones standing next to you with the paperwork in hand. When a homeowner near Country Walk Drive asks why a barrel tile failed at the fastener after 18 years, we can explain the salt-air corrosion pattern we see across this part of Miami-Dade. Dispatch and scheduling for Three Lakes work is coordinated from our South FL office, and crews live and work locally in the area.
Our reputation in Three Lakes comes from doing the unglamorous work correctly: re-flashing wide sliding-glass-door openings during tear-off, correcting underlayment seams that never met HVHZ uplift requirements, and matching new tile systems to the specific NOA product number on the permit. Homeowners who have been burned by Broward-licensed contractors who did not understand Miami-Dade product-matching discipline call us to fix what went wrong. We answer the phone 24/7; Ed’s voice or a trained team member, not a call center.
Three Lakes Homeowners Call Us Because
- We know the HVHZ code inside and out, and we pull permits for every job in Three Lakes, no exceptions.
- Every crew member is background-checked and uniformed. You will know who is on your roof before they climb the ladder.
- Upfront written pricing, fixed before work starts. No change orders invented mid-job.
- Free second opinions on any written estimate. No trip charge inside our home county.
- Standing offers: $40 off any repair over $200, plus a permanent 10% discount for seniors and veterans.
- The Done Right Promise: if it is not done right, we make it right.
Our Shingle, Tile & Metal Roofing Services in Three Lakes
Tile Roof Replacement with Miami-Dade NOA-Rated Product Matching
Tile roofs in Three Lakes were mostly installed in the 1970s and 1980s, before Hurricane Andrew forced Miami-Dade to rewrite its code. Many of those original barrel or flat tile systems are now failing at the fasteners, corroded by salt-laden air that reaches this far inland. A tile replacement here is not a swap-and-go job. The permit requires the new tile’s specific NOA number to be posted on-site and matched to the approved permit. We handle that matching before we ever set a tile. Our crew replaced a 1979 barrel tile roof near SW 144th Street where the original underlayment had never met uplift requirements; during tear-off we re-flashed the sliding-glass-door openings and corrected a jamb leak that had been pushing wind-driven rain into the wall cavity every summer afternoon.
Metal Roofing with HVHZ Large-Missile and Pressure Compliance
Metal roofing performs well in Three Lakes, but only if the panels, clips, and fasteners are spec’d to Miami-Dade’s large-missile impact standards, not just the pressure ratings used elsewhere in Florida. We see metal panel edge lifting on wide eave overhangs where the original design pressure values do not match current testing requirements. On those jobs we re-engineer the edge detail, upgrade the clip spacing, and document the numbers the inspector will ask for. Homeowners in Three Lakes choose metal for its lifespan and its performance in wind-driven rain, and we make sure the installation actually earns that reputation.
Shingle Roof Replacement with Florida Product Approval Wind Mitigation Documentation
Shingle roofs in the 33186 zip code are subject to the same HVHZ standard as tile and metal. That means architectural shingles with the right Florida Product Approval for your specific roof geometry, correct nail patterns, and secondary water barrier details at the eaves and rakes. After the job is done, we provide the wind mitigation documentation your insurance carrier needs to apply any premium credits. A re-roof in Three Lakes is not just about keeping water out; it is a wind-mitigation upgrade that changes how your policy is priced.
Roof Repair and Re-Roof Scoping for CBS Tract Homes
Three Lakes is dominated by concrete-block-and-stucco ranch and two-story tract homes built between the mid-1970s and early 1990s. Those homes share common weak points: wide sliding glass door openings that leak at the jamb, original aluminum fascia that corrodes, and underlayment that predates modern HVHZ uplift requirements. When we repair or re-roof, we scope those failure points before quoting, so you are not surprised by what the tear-off reveals. We also handle outbuildings, detached garages, and accessory structures on acreage lots in Three Lakes, where county rather than city permitting applies.
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
We install and service roofing products from a focused set of manufacturers we trust in Miami-Dade’s HVHZ, including PGT, CGI, and CWS systems. Because Three Lakes work moves fast once the permit clears, we keep commonly needed flashing, tile, and panel components on hand at our South FL shop. That cuts wait times when a reinspection requires a correction or when a storm leaves a Three Lakes roof with edge damage. We do not carry every brand, but we carry the right ones for this wind zone, and we stand behind everything we install with the Done Right Promise.
Common Shingle, Tile & Metal Roofing Problems We See in Three Lakes Homes
- Corroded tile fasteners after 15 to 20 years on original 1970s and 1980s installs. Salt-laden air from Biscayne Bay reaches Three Lakes and eats the hardware holding tile systems together. The tile looks fine from the ground; the fasteners are failing underneath.
- Underlayment seams failing under wind-driven rain. Three Lakes gets intense summer thunderstorms nearly every afternoon from June through September. Wind-driven rain finds every weak seam in an old roof, and water intrusion shows up at the sliding glass door jamb or the soffit before you ever see a ceiling stain.
- Metal panel edge lifting on wide eave overhangs. The original permits on many Three Lakes metal roofs used design pressure values that do not match current large-missile testing. Edges lift first, then the panel starts working loose.
- Pre-1994 roofs that cannot be repaired under current code. Once a roof from before the post-Andrew code overhaul is damaged beyond a certain point, Miami-Dade requires full replacement with an NOA-rated system. Repair-shopping an old roof is often a dead end in Three Lakes.
Pricing for Shingle, Tile & Metal Roofing in Three Lakes, FL
Roof pricing in Three Lakes runs higher than in Broward because of the HVHZ product certification and the permit discipline Miami-Dade enforces. The county requires specific NOA numbers posted on-site, matched to the permit, and verified by an inspector who sees more tile roofs than any inspector in the state. That adds documentation time and product cost, and it is non-negotiable.
Here is what we see in Three Lakes across the three main roof types. Asphalt shingle re-roofs on a typical 1,800 to 2,400 square foot CBS ranch run $14,000 to $26,000, depending on the number of roof planes, eave conditions, and whether we are correcting underlayment from the pre-1994 era. Tile roof replacement runs $28,000 to $55,000 for the same footprint, driven by the tile product itself, the NOA matching, and the tear-off and disposal weight. Metal roofing lands between $25,000 and $48,000 depending on panel profile, exposed fastener versus standing seam, and the large-missile detailing required at the eaves and ridges. Every quote includes the permit, the NOA paperwork, and our fixed price. Call (844) 901-4551 for a free in-home measure and written quote on your Three Lakes roof.
What Shingle, Tile & Metal Roofing Costs in Three Lakes
Roofing is a different category than windows and doors, but Three Lakes homeowners often price both at the same time, especially when a wind mitigation inspection opens the door to credits across the whole exterior. As context if you are doing a full hardening package: impact windows in this market generally run $800 to $1,500 per window installed, with single-hung impact units at $900 to $1,800, large or custom openings at $2,500 to $5,000, and whole-home packages starting around $8,000 and climbing past $25,000 for larger homes. The roof is usually the larger line item, and it is the one that protects everything else. What moves roof price in Three Lakes: opening count and complexity, wind zone requirements tied to your exact address, whether your roof is one story or two, and the frame condition under the old roof. We measure, we inspect, we write a fixed quote. No surprises on the invoice because the quote is the invoice.
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.
Frequently Asked Questions: Shingle, Tile & Metal Roofing in Three Lakes
Yes. Every replacement roof in Three Lakes, regardless of flood zone, must carry a Miami-Dade Notice of Acceptance because the entire CDP sits inside the High Velocity Hurricane Zone. The HVHZ is a wind standard, not a flood standard, so distance from the coast does not change the requirement. The NOA applies to the shingle product itself, the underlayment, and the installation details. Call (844) 901-4551 and we will explain exactly what your address requires before you spend a dollar.
It depends on the condition of the underlayment and the fastening system, but in most cases involving damage beyond a couple of tiles, the answer is no. Miami-Dade does not allow repair of a pre-1994 roof if the underlying system does not meet current HVHZ uplift and attachment standards. Once the tear-off begins, the inspector is looking at the whole assembly, not just the tiles. We will tell you honestly whether repair is viable. If replacement is required, we handle the NOA matching and the permit from day one.
It eliminates many standard metal panel systems that are sold elsewhere in Florida. The panels, clips, and fasteners must be tested to large-missile impact standards specific to Miami-Dade, and the on-site detail work at the eaves and ridges has to match the tested assembly. Some cheaper exposed fastener panels simply cannot pass. We spec only metal systems that carry the right Miami-Dade approval for your roof geometry, and we document every number the inspector will ask for.
Often yes, but the final number comes from your carrier, not from us. After the re-roof, we provide the wind mitigation documentation that captures the roof deck attachment, the secondary water barrier, and the product approvals. Many Three Lakes homeowners see meaningful windstorm premium credits after that inspection. We do not promise a specific percentage. We do make sure the documentation is complete and accurate, because an incomplete form is the fastest way to lose a credit you earned.
Because Miami-Dade inspectors verify the specific NOA number posted on-site against the approved permit, and any mismatch triggers a reinspection. Broward operates under a different product approval system that is not recognized in Miami-Dade. Contractors who do most of their work in Broward often underestimate that matching requirement. We do not, because Three Lakes tile work is our normal week, not an exception. Call (844) 901-4551 for a free estimate and we will show you the paperwork before we ever start.
Building on Acreage Around Three Lakes
Three Lakes has a distinct character that changes how a roofing job gets scoped: many homes sit on larger lots with county-level permitting rather than city review, and accessory structures, detached shops, and outbuildings are common. That means the roofing job is rarely just one roof. We quote every structure on the property, including detached garages and ADUs, because Miami-Dade applies HVHZ requirements to all of them. Zoning setbacks, septic and well locations, and open-lot drainage all affect where equipment can be staged and how tear-off material gets removed. On an acreage lot, a long material haul from the street to the roof adds labor time that a suburban zero-lot-line job never sees. We walk the property, measure the access path, and account for every one of those factors before we give you a number. That way the quote is real, not a placeholder that balloons after demo starts.
Florida Pays You Back
Three Lakes homeowners have access to incentives that offset the cost of an HVHZ-rated roof and impact upgrades. The My Safe Florida Home program offers matching grants up to $10,000 for qualifying wind-mitigation improvements, including roofing. Florida’s sales-tax exemption applies to impact-resistant windows and doors when installed as part of a qualifying package. The federal 25C energy credit can apply to qualifying energy-efficient units at 30% of product cost, up to $600 per year. And after a wind-mitigation inspection, which typically runs $75 to $150 in this market, many carriers apply windstorm-premium credits, often around 25% on the windstorm portion of the policy. We do not set program eligibility or carrier numbers. We handle the product documentation and installation so the credits you qualify for actually stick.
The Honest Comparison: Impact-Rated Systems vs. Hurricane Shutters
If you are hardening a Three Lakes home, you will hit the comparison question: permanent impact-rated windows and doors, or shutters you hang before every storm. Shutters are cheaper upfront, but they only work if someone is home to deploy them, and they do nothing for energy efficiency, noise, or daily security. Impact-rated systems are always on. They pass the same large-missile standard that governs your roof, they qualify for the same sales-tax exemption, and they become part of the structure rather than a chore bolted to it. For a Three Lakes homeowner who has watched the afternoon thunderstorm cycle dump wind-driven rain on the west windows every summer, the permanent system stops the water intrusion that shutters never address. That is the comparison that matters here.
We Also Serve Cities Near Three Lakes
Our Three Lakes roofing crews also take jobs in The Crossings, Country Walk, The Hammocks, and Kendale Lakes. The code requirements are the same throughout Miami-Dade, and the product-matching discipline travels with us. If you are in a neighboring community and pricing an HVHZ re-roof, call (844) 901-4551 and we will bring the same fixed-price, permit-clean process to your address.
Written by Ed Winslow, Owner at Winslow Windows & Doors, serving Three Lakes and the surrounding Miami-Dade area. Ed’s name is on the door, and on every job we do.