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 Roof Replacement & Installation Across Three Lakes
A new roof in Three Lakes, FL typically runs $11,000 to $24,000 for a full tear-off and replacement on the single-story concrete block homes that dominate this community, with most projects completed in three to six days once materials arrive. We know those numbers cold because we’ve torn off more pre-Andrew roofs in Three Lakes than we can count, and we know what’s under them. If you’re staring at a leaking roof or tired shingles and want a straight answer, call (904) 478-8983 for a free in-home measure and a written quote you can hold us to.
Our Roof Replacement & Installation team has worked the neighborhoods off SW 184th Avenue, SW 152nd Avenue, and the streets branching south of SW 136th Street. That local presence matters because Miami-Dade County’s High-Velocity Hurricane Zone requirements govern every roof we replace here, and the difference between a roof that passes inspection and one that doesn’t comes down to knowing exactly how those rules apply to Three Lakes homes built before 1992.
Why Winslow Windows & Doors Is Three Lakes’s Preferred Roof Replacement & Installation Company
Ed Winslow’s name is on the business, and Ed Winslow answers when you call. That’s been true since 2011, across every roof replacement and installation we’ve done in Three Lakes. We’re not a franchise operation with a call center in another state. We’re a locally owned, owner-operated company with a published address and license number, and our crews are the same background-checked, uniformed technicians who show up in Three Lakes week after week.
Homeowners in Three Lakes keep our number because we do what we say we’ll do. When we quote a roof, we walk the roof first. We check the decking. We check the existing underlayment condition. We look at the flashing and the drip edge and the vents. Then we hand you a line-item written estimate that doesn’t change unless you change the scope, and if it does change, you approve it in writing before we touch anything. That’s the Winslow standard, backed by our Done Right Promise: if it’s not done right, we make it right. Period.
We’ve earned referrals across Three Lakes from homeowners who spent years patching leaks and replacing shingles before calling us. What they tell us after we finish is the same every time: the roof went on clean, the site was spotless at the end of every day, and the permit closed without a single correction. That’s the bar.
Our Roof Replacement & Installation Services in Three Lakes
Roof replacement in Three Lakes is not a one-size job. The homes here, mostly built in the 1970s through early 1990s, have specific realities we plan for on every estimate. Here’s what we handle most often.
Full Roof Tear-Off and Replacement
Most Three Lakes homes still carry original shingle or tile roofs that have been through three-plus decades of hurricane seasons. We do complete tear-offs down to the decking, inspect for rot and failed fasteners, replace what’s compromised, and install new roofing built for Miami-Dade wind loads. If your decking is shot, we’ll tell you before we start, not after the dumpster arrives.
Tile Roof Replacement
Concrete and clay tile roofs are common in the older sections of Three Lakes, and they fail differently than shingle roofs. Hail impact cracks, underlayment degradation, and broken tiles above the eaves are what we see most. Tile replacement in Three Lakes means matching existing profile and color where partial replacement is viable, or full re-roof with new underlayment rated for our humidity and UV load when it isn’t.
Metal Roof Installation
For Three Lakes homeowners who never want to think about their roof again, standing-seam metal is the answer we recommend most. It sheds hurricane debris better than anything else, lasts decades longer than shingle, and with the right insulation profile it drops attic temperatures noticeably in our South Florida summers. Metal installs here cost more up front, but the lifecycle numbers in Three Lakes’s sun and salt air favor metal for homeowners planning to stay.
Roof Repairs and Leak Remediation
Not every Three Lakes roof needs full replacement. If you’ve got a leak around a vent boot, failing flashing at a wall intersection, or missing shingles after the last storm, we’ll repair what’s broken and tell you honestly how much life the rest of the roof has left. We don’t sell replacements where a repair is the right call. When replacement is the right call, we’ll show you why on the roof, with photos and measurements, so you’re not taking our word blindly.
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
As an authorized installer for eight premium product lines, including ES Windows, ECO Window Systems, and Therma-Tru, we stock and service parts that big-box stores in Three Lakes can’t even order. That means when a roof replacement reveals a window flashing problem, or a hurricane blows out a skylight, we’re not waiting on a third-party distributor. We carry the local inventory for Three Lakes jobs, and our techs know these products inside and out because we install them every week, from Mr-Glass impact units to full Therma-Tru entry systems.
Common Roof Replacement & Installation Problems We See in Three Lakes Homes
Here’s what we’re finding when we open up Three Lakes roofs, especially on the pre-1992 concrete block homes that make up most of this community.
- Pre-Andrew roof decks that don’t meet current uplift ratings. Three Lakes homes built before Hurricane Andrew sailed through code with thinner plywood and fewer nails per panel. Current Miami-Dade HVHZ requirements call for full re-nailing or deck replacement on many of these roofs. We identify this during the estimate; if your deck needs upgrading, it’s in the written quote from day one.
- Wind-damaged shingle tabs that look fine from the ground. South Florida’s repeated thunderstorm microbursts and feeder bands lift shingle edges just enough to break the adhesive bond along Three Lakes rooflines, especially on homes nearest the open corridors around SW 136th Street. From the driveway, the roof looks intact. From a ladder, you can slide a finger under a third of the tabs. We catch this on every free inspection.
- Tile underlayment failing from salt and UV exposure. Three Lakes sits far enough south that salt-laden Atlantic air works its way across the county, and our UV index cooks tile roofs all year. Underlayment on tile homes here degrades in 15 to 20 years where the tile itself looks fine from below. A tile roof in Three Lakes that’s 20-plus years old almost always needs new underlayment, even when the tile is salvaged and reinstalled.
- Jalousie windows and single-pane sliders discovered during roof tear-off. This is the one that consistently surprises Three Lakes homeowners. A roof replacement permit triggers a code review, and Miami-Dade’s HVHZ rules mean original aluminum single-pane windows can’t stay if the openings are being touched. On more than one Three Lakes job, our roofing crew found the original jalousie windows in secondary bedrooms, which have zero impact resistance and can’t be brought into compliance. We plan for this before we start, not after inspection fails.
Pricing for Roof Replacement & Installation in Three Lakes, FL
Here’s what we see in the Three Lakes market, honestly laid out so you can price your project before you call. A full tear-off and re-shingle on a typical 1,800-square-foot single-story concrete block home in Three Lakes runs $11,000 to $18,000. Tile roof replacement runs $18,000 to $30,000 depending on tile profile and deck condition. Metal roofing runs $22,000 to $40,000 for standing seam on the same footprint. Roof repairs fall anywhere from $350 for a simple vent replacement to $3,000 for a leaking valley with deck repair.
What moves the number in Three Lakes? Decking condition, first. Water damage in the old plywood is the single biggest surprise, and it’s the first thing we inspect after tear-off. Roof pitch and accessibility matter, too. A low-slope Three Lakes roof with easy ladder access costs less to work than a steep section with tight setbacks. Fastener upgrades for HVHZ compliance add marginally to shingle jobs, and we’ll quote them separately so you see exactly what you’re paying for. Call (904) 478-8983 to schedule your free in-home measure. The written quote is yours to keep, and comparing it to anyone else’s is exactly what we want you to do.
What Roof Replacement & Installation Costs in Three Lakes
For the roofing itself, a complete tear-off and shingle replacement on a Three Lakes home runs $11,000 to $18,000 for a typical single-story concrete block house around 1,400 to 2,200 square feet. Tile roofs run $18,000 to $30,000. Metal roofs run $22,000 to $40,000. Those are installed, permitted, and inspected numbers, not materials-only.
Now, because Winslow also handles windows and doors, we see a pattern in Three Lakes that roofing-only companies miss. Opening up an older Three Lakes roof often exposes window and door framing problems at the roofline that have to be addressed before the new roofing goes on. When that happens, Three Lakes Impact Windows run $800 to $1,500 per window installed, with impact single-hung units at $900 to $1,800 and large or custom openings at $2,500 to $5,000. Whole-home window packages run $8,000 to $25,000+ depending on opening count and product line. If your roof replacement uncovers window failures, we handle the whole scope so you’re not coordinating two companies and two permits.
What moves the price in Three Lakes specifically? Your opening count, your roof’s wind-load requirements under the HVHZ designation, whether the existing decking passes current shear and uplift standards, and the floor height of the work. Second-story roof sections on the handful of two-story homes near SW 152nd Avenue cost more than single-story work because of access and safety requirements.
Call (904) 478-8983 and we’ll schedule a free in-home measure. You get a written line-item quote with every number accounted for, and we don’t start until you approve it in full. No allowances that balloon later. No verbal estimates that turn into surprises.
Florida Pays You Back
Roof and impact upgrades in Three Lakes sit at the intersection of several state and federal programs, and we’ll help you understand which ones make sense for your project. The My Safe Florida Home program has matching grants up to $10,000 for qualifying wind-mitigation improvements on your primary residence. Impact-resistant windows and doors are exempt from Florida sales tax at the point of purchase. The federal 25C energy credit can return up to 30% of the product cost, capped at $600 per year, on qualifying efficient units. And many carriers credit windstorm premiums by around 25% after a wind-mitigation inspection, which typically runs $75 to $150. We won’t guarantee any of these numbers because programs and carriers set the final terms, but we’ll tell you exactly which upgrades map to which credits before you spend a dollar.
One decision you’ll face in Three Lakes is whether to pair your roof replacement with permanent impact windows or rely on hurricane shutters after the roof is done. Shutters are cheaper up front and sit in a storage bin or garage until a storm threatens. Impact windows are permanent, always in place, and never require you to drag panels across a wet driveway at midnight. For homes in a direct hurricane corridor, most Three Lakes homeowners choose Window Replacement in Three Lakes as part of a combined roof-and-window project, especially given the HVHZ code requirements that apply to any window touched during a roof replacement.
We Also Serve Cities Near Three Lakes
Winslow Windows & Doors works throughout southern Miami-Dade County, and our crews regularly handle roof replacement and installation in Three Lakes, Coral Gables, Little Gables, Miami, and Miami Beach. If you’re in a neighboring community with a roof that needs attention, call (904) 478-8983 and we’ll tell you how soon we can get someone out.
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 - Roof Replacement & Installation in Three Lakes
Because Miami-Dade County’s High-Velocity Hurricane Zone requires every installed window or door product to carry a Miami-Dade Notice of Acceptance, which is an approval that covers the complete assembly (frame, glass, hardware, anchoring) and not just the glass itself. Three Lakes sits entirely within the HVHZ, so a hurricane-rated glass unit in a frame without a valid NOA will fail permit inspection. We install only NOA-approved products, like PGT WinGuard and ES Windows, so your inspection passes the first time. Call (904) 478-8983 to talk through your options.
No, jalousie windows cannot be reglazed into HVHZ compliance because the louvered slat design offers zero impact resistance and there is no retrofit path that brings them up to code. These units appear throughout Three Lakes homes, in secondary bedrooms and entry vestibules, and they must be fully demolished and replaced with Window Installation - Three Lakes impact-rated units when touched during a roof replacement or any permitted window work. We handle that demolition and replacement as part of the same project, and we’ll quote it before we start so there are no surprises. Call (904) 478-8983 for a free measure.
To earn the maximum windstorm premium credit, every exterior opening that can be breached by wind-blown debris needs to be impact-rated or protected by an approved alternative. In practice, that means all windows and all glass doors on the home, including the ones facing away from the water. Partial protection typically produces a partial credit, and some carriers apply the credit only when the entire glazed envelope is protected. We’ll walk your Three Lakes home room by room and tell you exactly which openings count, in writing, before you commit to anything.
Yes, and the difference is measurable in South Florida. Single-pane aluminum frames transfer heat almost directly into the living space, and in Three Lakes’s July heat that means your AC runs longer. Replacing them with insulated low-E impact units, like ES Windows or Mr-Glass products we install, cuts solar heat gain dramatically. Homeowners report the rooms that used to bake in the afternoon now hold temperature steady, and the AC cycles less. The exact savings depend on your equipment and usage, but the comfort difference is immediate.
If your 1979 Three Lakes home has original aluminum frames, you need full-frame replacement, not sash swaps. Pre-Andrew aluminum frames from that era carry no Miami-Dade NOA, and there is no legal path to bring them into HVHZ compliance with retrofit sashes alone. Full-frame impact-rated replacements are the norm in Three Lakes, and they’re what we install every week. Call (904) 478-8983 for a free in-home assessment and a written quote on full replacement.
What Opening Up an Older Three Lakes Home Actually Turns Up
Here’s the thing nobody tells you about a Three Lakes roof replacement on a pre-1992 home. When you tear off that old roof, you’re going to find what’s underneath it, and in this community, what’s underneath it is often original single-pane aluminum windows with failed frames, corroded jambs, and no impact rating. We saw it on a project off SW 184th Avenue not long ago: a 1981 single-story concrete block home where the homeowner hired us for a roof replacement and didn’t know the windows were about to become the project. The original single-pane sliders were sitting in crumbled frames with no glazing rating anywhere on the building, and Miami-Dade HVHZ code doesn’t let that slide once a permit is open. We wrote the change order for PGT WinGuard casement windows with laminated glass interlayer and a valid Miami-Dade NOA, installed them before the new roof membrane went down, and the homeowner’s wind mitigation inspection passed without a single correction.
That’s the pattern in Three Lakes. Homes built in the 1970s through early 1990s, mostly single-story concrete block, carrying original aluminum frames that oxidize in our salt-laden humidity and fail under UV exposure. The HVHZ designation means impact-rated glazing is a legal permit requirement, not an upsell. Our Roof Replacement & Installation team treats every estimate as a discovery process. We inspect first. We write allowances into the contract for what we can see is likely behind the walls. And any surprise we find gets priced and approved in writing before we touch it. That’s how Winslow has handled Three Lakes roof work since we first came down here, and it’s why homeowners keep our number.
When you’re ready to get real numbers for your Three Lakes roof, call (904) 478-8983. Someone picks up, day or night, and you’ll get a free in-home measure with a written quote. That’s the Winslow way, and it’s how we’ve done it in Three Lakes for every roof we’ve ever replaced.
Written by Ed Winslow, Owner at Winslow Windows & Doors, serving Three Lakes since our first roof came off here.
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.