South Florida · Broward, Miami-Dade & Palm Beach
The Leak Is Almost Never Where the Stain Is
Water enters at a valley, a flashing or a penetration, runs along framing, and drops through the first gap it finds. Patching above the stain fixes nothing — which is why the diagnosis is the job.
Photographs and a written scope. If the honest answer is that it can wait another season, you will get that answer.
Four places account for most South Florida roof leaks. None of them is the middle of the roof.
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
Ten kinds of work
What we fix
Start with what you can see. A ceiling stain and a slipped tile lead to very different conversations, and only one of them is urgent.
Roof Leak Repair
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Tile Roof Repair
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Metal Roof Repair
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Shingle Roof Repair
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Flat & Low-Slope Roofing
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Storm & Hurricane Damage
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Recognise them
Four failures cause most leaks
Drawn rather than photographed, so each one shows the mechanism instead of one particular roof. None of them is in the middle.
Flashing
Where the roof meets a wall or a chimney. The most common failure on a South Florida house, and the one most often sealed over rather than rebuilt.
Edges and attachment
Wind gets under a leading edge and works at it. Uplift can break attachment without displacing anything you can see from the street.
Seams and penetrations
Every hole in a roof was a decision to accept risk. Boots and seams age faster than the surface around them.
Standing water
On a low-slope roof, water still sitting 48 hours after rain is the clearest diagnostic there is.
Worth two minutes
The layer that keeps water out is not the one you can see
This is the single most useful thing to understand about a South Florida roof, and it changes what you should be paying for.
A tile roof can look immaculate from the street and leak steadily, because the tile was never what kept water out. Tile lasts decades. The underlayment beneath it does not, particularly under Florida heat.
That is why "the tiles look fine" is not evidence of anything, and why replacing broken tiles on a failed underlayment is money spent on the wrong layer. Metal, shingle and low-slope roofs each have the same structure: a visible covering, and a hidden layer doing the actual work.
The difference
Why call a general contractor about a roof
We are a general contractor, not only a roofer
When a roof has been leaking for two years, the roof is rarely the whole job. Rotten sheathing, a failed truss end, a soaked wall, ruined insulation and a ceiling that needs rebuilding are all work a roofing-only crew has to hand off. We do not hand it off.
The 25% rule decides more than the estimate does
Florida code limits how much of a roof can be repaired before the whole system has to be brought up to current code. Whether your roof falls inside or outside that line changes the job from a few thousand dollars to a full replacement — so we establish it first, in writing, rather than after the tear-off.
We tell you when not to file a claim
A denied claim still sits on your record and can affect what you pay. If the damage is below your deductible, or is wear rather than a covered event, we will say so before you pick up the phone to your carrier.
Written scope before a dollar is discussed
Photographs of what we found, the code path it puts you on, and the options with their consequences. An estimate with one line on it is a way of avoiding a conversation, not a proposal.
Florida code
Two rules that decide your job before anyone quotes
The 25% rule
Repair or replacement
Florida limits how much of a roof can be repaired in twelve months before the whole system must be brought to current code. Which side you land on can change a few thousand dollars into a replacement — and there is a 2022 exception most homeowners have never heard of.
How it works →
HVHZ
The county line
Broward and Miami-Dade are inside the High Velocity Hurricane Zone and need Miami-Dade product approval. Palm Beach is not. Drive twenty minutes north of Deerfield Beach and the rules for what may legally go on your roof change.
What it means →
Areas served
Where we work
23 markets across three counties — and the county decides the code, not the marketing.
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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Compare
Five decisions worth getting right
Most roofing money is lost on the decision, not on the price.
Repair or Replace?
This is the only question that matters, and in Florida it is often not a judgement call — the code decides it.
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A Roofing Company vs. a General Contractor
For most roof jobs a dedicated roofing company is the right call and will be faster and cheaper. Here is the situation where that stops being true.
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The Crew That Knocked on Your Door
Not everyone who knocks after a storm is a problem. Some are perfectly good companies working hard in a busy week. The checks below cost you five minutes and separate the two.
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Doing It Yourself, or Calling a Handyman
Some roof work is genuinely fine to do yourself. Some of it will cost you a warranty, an insurance claim, or a fall. The line is clearer than you would think.
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Start here
Book an inspection
Photographs of what we found, the code path it puts you on, and the options with their consequences. An estimate with one line on it is a way of avoiding a conversation.
If the honest answer is that your roof can wait another season, or that a dedicated roofing company will serve you better on this particular job, that is the answer you will get.
FAQ
Common questions
- Do you charge for an inspection?
- Ask when you call. What we will not do is give you a number over the phone for a roof nobody has looked at.
- How fast can you come out?
- Active leaks are triaged the same day where we can reach you. After a named storm the whole county calls at once and we will give you an honest queue.
- Repair or replace?
- In Florida that is often not a judgement call — the 25% code rule decides it. We establish which side of the line you are on first, in writing, before any price is discussed.
- Why does the county matter?
- Broward and Miami-Dade are inside the High Velocity Hurricane Zone and need Miami-Dade product approval. Palm Beach is not. The county line genuinely changes what may go on your roof.
- Why hire a general contractor for a roof?
- For a straightforward re-roof, a dedicated roofing company is often faster and cheaper, and we will say so. Call us when the water has been getting in long enough that the roof is no longer the whole job.
- Do you pull permits?
- Yes. A contractor asking a homeowner to pull an owner-builder permit for their work is a serious warning sign.
- Will you tell me not to file an insurance claim?
- Yes, when that is the right advice. A denied claim still sits on your loss history, and a claim below your deductible costs you and recovers nothing.
- Do you work with HOAs and condo associations?
- Regularly. Association work runs on architectural approval and a reserve schedule, and the approval usually takes longer than the roof.
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.