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
When a Three Lakes roof starts failing, the question isn’t whether to fix it. It’s whether the next storm turns a small leak into a gutted bedroom. We’re Winslow Windows & Doors, and our Shingle, Tile & Metal Roofing team has worked on homes throughout Three Lakes long enough to know exactly what this neighborhood’s roofs go through: hurricane-driven rain, relentless humidity, and decades of deferred maintenance on concrete block homes built before modern code. Call (850) 721-1218 and you’ll reach a live person, not a voicemail tree. We’ll schedule an inspection, put real numbers in front of you, and never pressure you into a job you don’t need.
Why Winslow Windows & Doors Is Three Lakes’s Preferred Shingle, Tile & Metal Roofing Company
We’re not a national chain with a rotating cast of subcontractors. Ed Winslow’s name is on the business, and every job we do in Three Lakes carries that weight. Homeowners here have called us after other companies walked away from rotted decking, missing NOA paperwork, or slab leaks they didn’t want to touch. We show up, we diagnose, and we write a line-item quote you can actually read.
Three Lakes sits inside the HVHZ, and that changes everything about roofing and exterior work. A roof replacement here isn’t just shingles and nails; it’s a wind-load calculation, a Miami-Dade permit, and flashing details that hold up to 150 mph gusts. Our crews know the inspectors, the code citations, and the common failure points on 1970s and 1980s Three Lakes homes. That’s why homeowners here call us first and call us back for the next project.
We answer the phone 24 hours a day. No call centers, no ticket numbers. When a Three Lakes homeowner calls at 2 a.m. because water is coming through the ceiling, a real person picks up and starts triaging. We schedule dispatch and servicing for Three Lakes residents from our South Florida office, with crews that know the local streets and HOAs.
Our Shingle, Tile & Metal Roofing Services in Three Lakes
Asphalt Shingle Roofing
Shingle roofs dominate Three Lakes because they’re cost-effective and hold up well on the modest-pitch roofs common to 1970s-1990s concrete block homes. But not all shingle jobs are created equal in an HVHZ. We install architectural shingles with reinforced nailing patterns and sealed deck systems that meet Miami-Dade wind uplift requirements. If your Three Lakes roof has loose granules in the gutters or curling at the eaves, that’s the earliest sign the adhesive strip is failing.
Tile Roofing
Clay and concrete tile roofs are beautiful, and plenty of Three Lakes homes have them. They also fail in specific ways after hurricane seasons: cracked tiles from flying debris, broken underlayment from decades of UV exposure, and lifted ridge caps that let wind-driven rain underneath. We match existing tile profiles for repairs and do full replacements with code-rated underlayment. A cracked tile on a Three Lakes roof is rarely just one cracked tile; water follows the underlayment seam and shows up three feet away.
Metal Roofing
Standing seam metal and stone-coated steel are growing in Three Lakes because they handle wind loads beautifully and reflect heat. Metal doesn’t rot, doesn’t granule-shed, and doesn’t care about the humidity that chews through fasteners on other systems. We install metal roofs with HVHZ-rated panel clips and closed-cell closures at the eave. If you’re tired of reshingling every decade and a half, metal is worth a serious look.
Roof Repair, Tune-Ups, and Storm Response
Not every Three Lakes roof needs replacement. We do honest repairs: reflashing a chimney, replacing a section of damaged decking, resealing a roof-to-wall transition, or fixing the valley metal that’s been leaking into the soffit. After a storm, we inspect before we quote. If a tarp is all you need until insurance processes the claim, we’ll tell you that and tarp it properly with cap nails, not staples.
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 service and install roofing systems built by manufacturers we trust, including ECO Window Systems, Mr-Glass, and Therma-Tru products where they integrate with roof-to-wall flashing and exterior openings. The point isn’t the name on the box; it’s whether the product has a valid Miami-Dade NOA and whether the warranty actually pays out when something goes wrong. We stock common flashing, sealant, and underlayment locally so a Three Lakes repair doesn’t stall while we wait on a parts truck from two counties away.
Common Shingle, Tile & Metal Roofing Problems We See in Three Lakes Homes
- Wind-driven rain finding the underlayment seam. Three Lakes gets real hurricane bands, and the water doesn’t fall straight down. It hits at an angle, pushes under the tile edge, and rots the underlayment years before you see a ceiling stain.
- Corroded fasteners and flashing. Year-round humidity plus salt air off the Atlantic means zinc and aluminum flashing on older Three Lakes roofs is often compromised. We pull fasteners that snap like chalk.
- Code-deficient original installs. Homes built before the post-Andrew 2002 HVHZ overhaul often have roof-to-wall connections that would never pass today’s inspection. A simple reshingle can turn into a structural correction once the permit is pulled.
- Concrete tile spalling and cracking. Three Lakes’s intense sun cycles bake tile surfaces, and years of thermal expansion open hairline cracks that turn into full breaks under foot traffic or flying debris.
Pricing for Shingle, Tile & Metal Roofing in Three Lakes, FL
A full shingle roof replacement on a typical Three Lakes single-family home runs $11,000-$19,000 depending on square footage, pitch, and decking condition. Tile roof replacement typically lands between $22,000-$38,000 on the same footprint, and standing seam metal runs $25,000-$42,000. Repairs are obviously less: a reflash or valley repair in Three Lakes typically runs $400-$1,200, a partial decking replacement with shingle patch is usually $1,500-$3,500, and a full ridge cap replacement on a tile roof runs $2,500-$5,000.
What moves the price: roof pitch (steep costs more), number of penetrations (vents, stacks, skylights), whether the existing decking is rotted, and whether your home’s wind-load requirements push the product spec into a higher NOA rating. We write allowances into every Three Lakes contract for decking replacement, so you’re not surprised when the old boards come up. Call (850) 721-1218 for a free in-home measure and a written line-item quote.
What Shingle, Tile & Metal Roofing Costs in Three Lakes
The numbers above are real anchors for this market, not national averages. Here’s the floor and ceiling for typical Three Lakes projects:
- Asphalt shingle replacement: $11,000-$19,000 for a 1,800-2,600 sq ft single-story home.
- Tile roof replacement: $22,000-$38,000, with concrete tile on the lower end and clay on the higher end.
- Standing seam metal roof: $25,000-$42,000 depending on panel gauge and profile.
- Roof repair (reflash, valley, patch): $400-$3,500 typical range.
- Roof-to-wall integration with impact windows or doors: $1,200-$4,500 per opening when tied into a full exterior system.
Every quote includes the permit, the inspection, and the flashing details. No allowances get spent without your signature. Free in-home measure and written quote. Call (850) 721-1218.
Florida Pays You Back
Roof work in Three Lakes often qualifies for money back through state and federal programs. The My Safe Florida Home program offers matching grants up to $10,000 for qualifying wind-mitigation upgrades, which includes roof-to-wall connections and certain roofing systems. Florida also exempts impact-resistant roofing and exterior products from sales tax, and the federal 25C energy credit can return up to $600 per year on qualifying energy-efficient units. After a wind-mitigation inspection (typically $75-$150), many Three Lakes homeowners see their windstorm premium drop by roughly 25% on the windstorm portion. Program rules and carrier calculations set the final numbers, but we’ll point you to the right paperwork and inspectors.
We Also Serve Cities Near Three Lakes
Our crews cover Three Lakes and the surrounding area. If you’re in Westchester, Miami, Hialeah, or Doral, we handle shingle, tile, and metal roofing there too. Same live-answer phone, same workmanship standards, same Ed Winslow accountability. Call (850) 721-1218 regardless of which of these communities you’re in; we’ll route the right crew.
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, one of only two counties in Florida with that designation. Every roofing product installed here must carry a Miami-Dade Notice of Acceptance, a stricter product approval standard than the Florida Product Approval used in Collier or Palm Beach. If the product doesn’t have a valid NOA, Miami-Dade’s building department rejects the permit outright. Call (850) 721-1218 and we’ll verify your product spec before we ever order materials.
Rot. We find rotted decking, corroded jamb framing, failed waterproofing behind original aluminum flashing, and occasional termite damage along old roof-to-wall transitions. On a 1980s concrete block home off SW 120th Street, our crew pulled back the drywall during a window replacement and found the original aluminum jamb completely corroded from years of standing water after storms, with the rough opening undersized for any modern impact-rated unit. We wrote the added framing and waterproofing into a change order, priced and signed before we touched it. That’s how we work.
It forces the decking attachment, the roof-to-wall connection, and the flashing details into a higher wind-load category. On pre-Andrew concrete block homes, the original roof-to-wall strapping is often inadequate for current HVHZ uplift requirements. The permit triggers a correction once the roof is open. We budget for strapping, clips, and enhanced nailing patterns as standard practice, not as surprise change orders.
Yes, and the difference is measurable. Jalousie windows leak air constantly, and the single-pane glass does almost nothing against Miami-Dade’s year-round heat load. Impact-rated low-E insulated units cut the solar heat gain dramatically and stop the constant air exchange. Most Three Lakes homeowners see lower cooling bills in the first full summer, and the windows also qualify for the federal 25C credit. Call (850) 721-1218 for a free in-home measure and a quote.
Usually yes, after a wind-mitigation inspection. The inspection runs $75-$150 and documents the opening protection and roof-to-wall details. Three Lakes homeowners often see roughly a 25% reduction on the windstorm portion of their premium after the report is filed. The carrier sets the final number, but the paperwork is straightforward. We’ll coordinate the inspection timing with your install.
Written by Ed Winslow, Owner at Winslow Windows & Doors. Ed’s name is on the door, and on every roof we do in Three Lakes.
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.