Free in-home measure and quote - PGT, CGI and CWS impact lines compared on your actual openings, style by style
Before
After
Before
After
Before
AfterFast, Reliable Shingle, Tile & Metal Roofing Across Three Lakes
Shingle, tile, and metal roofing in Three Lakes costs anywhere from $12,000 to $45,000 for a full replacement, with most mid-size CBS homes landing between $16,000 and $28,000. The wide range comes down to one thing we see every week in this neighborhood: whether the job is specced to actually survive Miami-Dade’s HVHZ inspection, or just to look good on the estimate. Coastal-grade fasteners and NOA-stamped flashing cost more up front, and in Three Lakes they’re the only thing that holds up. Call (727) 291-4678 and we’ll walk your roof with you, no charge, and tell you exactly what you’re working with.
We know the streets out here. SW 147th Avenue, the canal grid west of Krome, the 1990s rebuild homes clustered south of Kendall Drive. This is where we work, week in and week out. Our Shingle, Tile & Metal Roofing crews are familiar with every permit counter requirement, every inspector’s eye, and every failure mode this humidity creates.
Why Winslow Windows & Doors Is Three Lakes’s Preferred Shingle, Tile & Metal Roofing Company
Ed Winslow started this company in 2011, and his name is on every truck, every invoice, and every job we finish. That’s not marketing. That’s accountability. When a Three Lakes homeowner calls about roof fasteners that have rusted through, or a 1994-era tile roof that’s losing caps in a storm, we answer the phone. A live person picks up, 24 hours a day. No call center. No voicemail loop. Just us.
Our roofers work throughout Three Lakes, and we’ve built a reputation here for one specific thing: knowing which products actually pass the Miami-Dade permit counter. Other contractors show up with Florida statewide approvals and get sent back. We don’t. We stock what Three Lakes inspectors demand, and we install it correctly the first time. Every technician is background-checked, uniformed, and shows ID before stepping onto your property.
The Done Right Promise means we stand behind the work for a century. If something isn’t done right, we make it right. Period. That’s Ed’s word, on paper, and we’ve never hidden from it.
Our Shingle, Tile & Metal Roofing Services in Three Lakes
Roof Fastener Replacement and Upgrades
This is the quiet killer of Three Lakes roofs. The original electroplated fasteners used on 1990s post-Andrew rebuilds rust through within 15 years because of the salt-and-canal humidity out here. We strip the old hardware and replace it with hot-dip galvanized ring-shank screws, then re-bed every tile. The cap loosening you’re seeing isn’t a tile problem. It’s a fastener problem.
Re-Flashing and Sealing Roof-to-Wall Transitions
Post-Andrew CBS construction used sealant at the parapet lines that now cracks and leaks, especially on south-facing walls where dew point condensation sits all morning. We cut out the failed sealant, install new stainless steel flashing, and re-seal with marine-grade product rated for HVHZ exposure. If you have water staining on the ceiling near a parapet, this is almost always the source.
Wind Mitigation Re-Inspections After Roof Upgrades
After we replace your roof tie-downs or upgrade your fasteners, your home may qualify for lower windstorm premiums. We walk the property, document the connection points, and prepare everything your inspector needs for the $75 to $150 wind mitigation inspection. Three Lakes homeowners can see real premium movement on this one.
Full Roof Replacement: Shingle, Tile, and Metal
Whether it’s a concrete barrel tile roof matching the existing 1990s streetscape, an architectural shingle roof on a newer CBS home, or a standing seam metal roof built for the next 40 years of hurricane seasons, we handle the entire job from tear-off to final inspection. Every product carries an active Miami-Dade NOA number, not just a Florida statewide approval. That distinction keeps your permit moving.
What happens when you call
- 1
A real person answersNo phone trees - you reach a local pro.
- 2
You get an upfront price rangeHonest numbers before anyone is dispatched.
- 3
A background-checked tech heads outLicensed & insured, dispatched right away.
- 4
You approve before work beginsNothing starts until you say go.
Trusted Brands We Service in Three Lakes
We install and service roofing systems built around PGT and CGI impact glazing, along with ViewLux assemblies where the opening calls for it, and we also handle Window Installation - Three Lakes projects when the scope calls for it. When a roof-to-window transition on a Three Lakes home needs re-flashing or a jamb clip replacement, we keep the common parts on the truck so there’s no week-long wait. The brands we carry are chosen for one reason: they hold active Miami-Dade NOA approval for HVHZ installation in this exact wind zone, not a generic Florida stamp that’ll get bounced at the counter.
Common Shingle, Tile & Metal Roofing Problems We See in Three Lakes Homes
- Rusted electroplated tile fasteners. The canals that lace through Three Lakes hold moisture in the air all year, and the original fasteners from the 1990s rebuild era can’t take it. Loose caps and shifted tiles are the first sign. By the time a named storm shows up, the roof is already compromised.
- Cracked sealant at south-facing parapets. Morning dew condensation sits on those south walls, and the builder-grade sealant from the Andrew rebuild has long since failed. Staining near ceiling edges is the tell.
- Pre-Andrew window frames that fail closing inspection. If you’re adding on to a pre-1992 home still carrying jalousie or single-pane aluminum frames, the original openings won’t pass HVHZ design pressure. We see this on enclosed porch additions regularly. The roof can’t get final sign-off until the openings are addressed.
- Corroded flashing at the roofline. The same canal-side humidity that eats fasteners also degrades aluminum flashing at the gutter line, especially on homes that haven’t been re-flashed since the original build. Once that flashing fails, water gets behind the stucco and the damage spreads fast.
Pricing for Shingle, Tile & Metal Roofing in Three Lakes, FL
Here’s what we quote in Three Lakes: a full shingle roof on a typical 1,800 to 2,400 square foot CBS home runs $12,000 to $18,000. Concrete barrel tile replacement runs $22,000 to $45,000 depending on fastener replacement scope and how much decking needs repair. Standing seam metal roofing starts around $28,000 and goes up with complexity. Fastener replacement alone, without a full roof, typically lands between $4,000 and $9,000. Re-flashing a roof-to-wall transition runs $1,200 to $3,800 depending on linear footage. The gap between the cheap inland spec and the coastal spec is usually $3,500 to $8,000 per roof, and it’s the difference between a roof that fails in ten years and one that holds for thirty. Call (727) 291-4678 for a free in-home measure and a written line-item quote.
We Also Serve Cities Near Three Lakes
Our roofing crews cover Shingle, Tile & Metal Roofing in Three Lakes and the surrounding communities, including Little Gables, Miami, Miami Beach, and Hialeah. If you’re nearby and need a roofer who knows Miami-Dade’s HVHZ permit process cold, call us. The same crew that serves Three Lakes serves these neighboring areas with the same NOA-compliant materials and workmanship warranty.
What Shingle, Tile & Metal Roofing Costs in Three Lakes
Impact windows add real cost to a roof replacement when the openings get refreshed at the same time. Plan on $800 to $1,500 per impact window installed, with single-hung units running $900 to $1,800 and large or custom openings reaching $2,500 to $5,000. Whole-home packages, including roof and all glazing, typically land between $8,000 and $25,000 or more depending on opening count. What moves the price here in Three Lakes: how many openings you have, your exact wind zone, floor height above grade, and whether the existing frames can be saved (usually not, on 1990s stock). A full Window Replacement in Three Lakes is typically required. We do free in-home measures and write you a fixed quote. The number on the quote is the number on the invoice.
Florida Pays You Back
The incentives stack if you structure the project right. My Safe Florida Home matching grants can reach $10,000 for qualifying wind-mitigation upgrades, including roof fasteners, tie-downs, and impact-rated openings. Florida waives sales tax on impact-resistant windows and doors. The federal 25C energy credit returns 30% of product cost on qualifying units, up to $600 per year. And after a $75 to $150 wind mitigation inspection, windstorm premium credits average around 25% on the windstorm portion of your policy. We can’t guarantee what your carrier will do, and we won’t pretend to. But we’ll document every upgrade so the credits are there when you file.
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 - Shingle, Tile & Metal Roofing in Three Lakes
Because Three Lakes sits inside Miami-Dade County’s High Velocity Hurricane Zone, and the county requires an active Miami-Dade Notice of Acceptance (NOA) number on every window, door, and roof component. A Florida Statewide Product Approval, even for impact glass, doesn’t satisfy the HVHZ inspector. We see contractors from Broward get stopped at the counter weekly. Call (727) 291-4678 and we’ll confirm your product’s NOA number before you pay for anything.
Look for loose or shifted tiles, cap pieces on the ground after wind, or rust staining at the tile edge. The electroplated fasteners used on early-1990s post-Andrew homes in Three Lakes typically rust through within 15 years from canal-side humidity. If your roof is original and you’re seeing any of these signs, the fasteners need replacement with hot-dip galvanized ring-shank screws. We’ll inspect it free and tell you exactly where you stand.
The coastal spec typically runs $3,500 to $8,000 more on a full roof replacement in Three Lakes, mostly for hot-dip galvanized or stainless fasteners, marine-grade flashing, and NOA-stamped components. The cheap version fails within 10 to 15 years out here, meaning a second full replacement or major repair. Paying $6,000 more once beats paying $20,000 twice. That’s the math we run with every homeowner.
It can. After a wind mitigation inspection, windstorm premium credits average around 25% on the windstorm portion of the policy, which is often the largest piece in this wind zone. Combined with the My Safe Florida Home grant and sales-tax exemption, the effective cost drops meaningfully. Talk to your carrier for exact numbers. Call (727) 291-4678 and we’ll help you document the upgrades for the inspection.
No. Those aluminum frames from the post-Andrew rebuild era have oxidized frames, compromised weatherstripping, and glazing that no longer meets current NOA impact ratings. You need full system replacement, not glass-only work. We recently stripped a 1994 concrete barrel tile roof on a CBS home near SW 147th Avenue and had to re-flash the original aluminum windows with new stainless steel jamb clips because the old frames had corroded at the fastener line from decades of canal-side humidity. The glass wasn’t the problem. The frames were.
Call Winslow Windows & Doors for Your Three Lakes Roof
Ed’s name is on the door and on every job we do in Three Lakes. We answer calls 24/7. We show up on time, background-checked and in uniform, and we write you a fixed quote before any work starts. Your roof deserves the right fasteners, the right flashing, and the right NOA numbers. That’s what we install. The one down the road. Call (727) 291-4678 to schedule your free estimate.
Written by Ed Winslow, Owner at Winslow Windows & Doors, serving Three Lakes since 2011.
Six Reasons Homeowners Choose Winslow Windows & Doors
Impact systems engineered to design pressures up to +/-100, matched to your wind zone - your openings hold when the storm arrives.
Low-E insulated impact glass from our manufacturer lines commonly cuts monthly cooling bills 20-30%.
Laminated impact glass shuts out up to 40% of outside noise - traffic, neighbors, weather.
Monitoring services run $30-90 a month. Laminated impact glass resists forced entry around the clock, with no subscription.
Florida homeowners average around 25% savings on the windstorm portion of their policy after protecting every opening - some homes qualify for more.
A full impact package upgrades curb appeal, buyer confidence and appraised value in one project.