Roofing & Impact Protection
in Kendall

What we see on Kendall roofs

A lot of Kendall housing went up between the 1970s and the 1990s, which means a big share of the roofs we look at are flat or barrel concrete tile that's now 25–45 years old. Tile lasts a long time in this climate, but the underlayment beneath it does not, and that's usually what's actually failing when a Kendall homeowner sees a stain on the ceiling. The tile looks fine from the street while the felt under it has dried out and split.

That changes the honest answer to "do I need a new roof?" On a lot of Kendall tile roofs the right call is a full underlayment replacement that reuses sound tile where code allows, not a teardown to bare deck for the sake of it. We'll tell you which one you're actually looking at after we're on the roof, not before.

Tear-off on a Kendall roof from this era usually turns up something a ground-level look never shows: the original wood plank decking, not plywood sheathing, laid in narrow boards that have gone through 30-plus years of nail-cycling. Every re-roof before this one drove another set of fasteners into the same boards, and by now the holes are often too worn to hold a proper renailing pattern without splicing in new deck first. That is why a fair Kendall estimate says "subject to what we find at deck" instead of a fixed number, and why we photograph the deck the moment the tile comes off, before it gets covered back up.

Permits & HVHZ, the Kendall reality

Kendall is unincorporated Miami-Dade, so your roofing and impact-product permits run through Miami-Dade RER, and every product has to carry a Miami-Dade Notice of Acceptance (NOA) for the High-Velocity Hurricane Zone. We pull the permit under our license, install to the NOA, and schedule the inspections, including the in-progress inspection before we dry-in. You get the permit number and the closed-out final; that paperwork is what protects you at resale and on an insurance claim. If you want the plain-English version of what HVHZ actually requires and why it exists, we wrote one: HVHZ roofing requirements explained.

HOAs & the things that slow a job down

Plenty of Kendall is under an HOA, and a few of them require architectural review for roof color or tile profile before you can even pull a permit. The two things that actually delay Kendall roofs are (1) HOA color/profile approval and (2) waiting on a specific tile profile to come back in stock. We flag both at the estimate so the timeline you get is the real one.