Free roof inspection with deck photos before we talk money - GAF and Owens Corning certified installation
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AfterFast, Reliable Roofing Company Across Gladeview
Roof work in Gladeview comes with realities most roofing companies never mention until the tear-off is already underway. We mention them before you ever sign a contract. A typical roof repair in Gladeview runs $400 – $1,800, a full replacement on one of the area’s 1950s or 1960s concrete-block homes usually lands between $11,000 and $24,000 depending on what the tear-off exposes, and a roof inspection runs $150 – $400. Those numbers move when we find rotted decking, old tar-and-gravel layers with asbestos mastic, or original 1950s roofs nailed straight to concrete with no underlayment. We do not guess at this. We measure, we scope the county requirements, and we put the price on paper before any work starts. Call (361) 320-9467 for a free estimate from our Roofing Company team.
Why Brennan Roofing Is Gladeview’s Preferred Roofing Company Company
Gladeview is not a city. It is unincorporated Miami-Dade County, which means every roof permit, every inspection, and every product approval runs through the county, not a city hall down the street. Our crews work here regularly enough to know what that means on NW 22nd Avenue, along NW 71st Street, and through the blocks around Martin Luther King Jr. Memorial Park. We have pulled county permits for re-roofs on concrete-block homes that have been re-roofed three or four times since the 1970s, and we know what the inspector will flag before he ever climbs the ladder. That local knowledge keeps the job moving instead of stalling at inspection.
Every technician on a Gladeview roof is background-checked and shows up in uniform. The phone is answered by a live person around the clock, not a callback queue. And every job, from a small patch on a low-slope section to a full tear-off and re-roof, comes with a written price before work begins. The price does not move at the door. Travis Oakley runs our operation under The Garrison Standard, which means the same discipline applies whether we are fixing flashing on a flat roof near NW 27th Avenue or replacing a full shingle roof with GAF architectural shingles. If it is not done right, we make it right, in writing, for a full year. That is the 365-Day Done Right Promise, and it is not a slogan.
Metal Roof Installation in Gladeview
A metal roof installation in Gladeview runs $18,000 – $38,000 on most homes here, and it is a genuinely strong choice for the concrete-block houses that dominate the area. Metal handles the intense South Florida sun better than asphalt shingles, and it stands up to the wind uplift that Miami-Dade’s post-Andrew code is built around. But not every 1950s CBS house is a good candidate. We scope the existing structure before we quote, because many original roofs in Gladeview were attached directly to the concrete deck without a proper underlayment, and a metal roof needs a solid substrate to anchor to. We also have to check the existing roof-to-wall connections, because the county will not sign off on a metal roof over a structure that was not tied down properly in the first place.
Standing Seam vs. Exposed Fastener
Standing seam panels hide the fasteners and use clips that let the metal expand and contract through Miami’s heat cycles. They cost more but they last longer and leak less. Exposed fastener panels are cheaper upfront, but the screws have rubber washers that break down in our humidity and need replacement every 8-12 years. We explain both options plainly and let you choose based on your budget and how long you plan to own the home.
What Old Concrete Decks Require
On a 1950s or 1960s Gladeview house, the deck itself is usually solid concrete, which is fine. The problem is what is on top of it: layers of tar, old asphalt mastic, and sometimes rotted wood nailers that previous roofers left in place and roofed over. We remove all of it before installing metal, and we price that removal in the written quote, not as a surprise change order.
Residential Roofing in Gladeview
Residential roofing in Gladeview is rarely a simple tear-off. Most homes on these blocks are one-story concrete block and stucco, built between the 1950s and 1970s, with original flat or low-slope roofs that have been patched, coated, and re-roofed multiple times over the decades. A full replacement typically runs $11,000 – $24,000 depending on square footage, roof condition, and what the tear-off exposes. Many properties have unpermitted additions or roof-overs, so we verify the structure and sheathing before any tear-off begins. That means fewer surprises for you, because we find the problems during the estimate, not after the old roof is already in the dumpster.
Roof Repair on Older Gladeview Homes
A repair on a Gladeview roof usually costs $400 – $1,800, but the range depends heavily on what failed. A small leak around a vent pipe is a straightforward fix. A leak caused by rotted decking under layers of old tar and gravel is a bigger job. We have pulled apart more than one Gladeview roof where the original wood decking had rotted beneath a roof-over, and the homeowner had been chasing leaks for years because previous roofers kept patching the top layer instead of fixing what was underneath.
Roof Inspection Before You Buy or Sell
A roof inspection in Gladeview runs $150 – $400, and it should be done before you buy a home here. The housing stock is old, and many roofs have been re-roofed multiple times, sometimes without permits, sometimes over rotted decking. A county permit history check tells part of the story. Our inspection tells the rest: we walk the roof, check the flashing, look at the decking, and document what the county will require if a roof replacement becomes necessary.
Trusted Brands We Service in Gladeview
We install materials from GAF, CertainTeed, and Owens Corning, among other manufacturer lines, and we stock the parts Gladeview jobs commonly need: drip edge, flashing, underlayment, ridge vents, and the fasteners the county requires for wind uplift. Because we are working here regularly, we do not have to order basic components from a supplier across town when a job is half open. That keeps turnaround faster and means you are not paying for a crew to stand idle while a truck is stuck on the Palmetto. The brand choice is yours, but our recommendation is based on what performs on concrete-block homes in this specific climate, not on what carries the highest margin. We will tell you plainly which shingle or panel holds up here and which one you are paying extra for without getting extra performance.
Common Roofing Company Problems We See in Gladeview Homes
- Rotted 1950s decking hidden under tar and gravel. The original roof on many Gladeview homes was nailed directly to the concrete deck with no underlayment, and moisture worked into the wood decking over decades. We find this on over half the tear-offs we do in the area. It has to be replaced before the new roof goes on, and it adds real money to the job.
- Unpermitted roof-overs. A large share of Gladeview homes have been re-roofed multiple times, often without county permits. When we pull the permit for a new roof, the county will inspect the whole assembly, including whatever previous roofers left under the layers. That can mean correcting structural issues that were never addressed.
- Wind uplift failures at the roof edge. Miami-Dade’s post-Hurricane Andrew code is strict for good reason. Older roofs here often have inadequate roof-to-wall connections at the perimeter, which is exactly where hurricane winds pull first. The county will require us to correct those connections before signing off on the new roof.
- Access problems from trees and overhead lines. Gladeview’s older blocks are lined with mature trees, and utility lines run low over many lots. A normal dumpster and debris setup does not always work. We plan for chutes, staged dumpsters, and hand-carrying when the lot cannot accommodate heavy equipment, and we price it upfront.
Pricing for Roofing Company in Gladeview, FL
A roof repair in Gladeview runs $400 – $1,800. A full roof replacement on a typical one-story concrete-block home runs $11,000 – $24,000. A metal roof installation runs $18,000 – $38,000. A roof inspection runs $150 – $400. What moves the price most in Gladeview is not square footage alone. It is what the tear-off exposes: rotted decking from the 1950s, multiple layers of tar and gravel, asbestos mastic requiring special disposal, and the county’s roof-to-wall correction requirements. We price all of this on paper before you sign, and the number does not move at the door. Call (361) 320-9467 to schedule your free estimate. You will get a written line-item price, not a ballpark that turns into a surprise.
We Also Serve Cities Near Gladeview
Our Roofing Company in Gladeview serves homeowners throughout the immediate area, including Miami, Hialeah, Fort Lauderdale, and Pembroke Pines. If you are just outside the neighborhood, call us at (361) 320-9467 and we will let you know how quickly we can get a crew to your roof.
Serving Gladeview, FL - Our Local Coverage Area
We’re based in the Gladeview 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 About Roofing Company in Gladeview
Miami-Dade County permits and inspects every roof replacement in Gladeview. There is no Gladeview city hall to pull a permit from. That means the job has to meet the county’s post-Hurricane Andrew roof-to-wall connection requirements and product-approval rules, and our scoping is built around those from the first measurement. We handle the permit, schedule the inspections, and make sure the structure is corrected before the roof goes on, so the final inspection passes the first time. Call (361) 320-9467 and we will walk you through the county process for your specific home.
Because many Gladeview roofs hide rotted wood decking, multiple layers of tar and gravel, and unpermitted roof-overs that the county requires corrected before sign-off. A roofer who quotes a simple tear-off without inspecting what is underneath will send a change order once the old roof is off. We do not do that. We inspect the roof structure, check the permit history, and price the correction work in the written quote before anything starts. Call (361) 320-9467 for an estimate that accounts for the things other roofers find after the fact.
Yes, in most cases. The concrete deck is typically sound, but the roof-to-wall connections and any rotted wood nailers on top of the deck need to be addressed first. We also remove all old tar, mastic, and gravel layers before installing the metal. The county requires product approvals for metal roof systems, and we use approved panels and fastening patterns that meet Miami-Dade’s wind-uplift standards. The price range for a metal roof on a Gladeview home is $18,000 – $38,000. Call (361) 320-9467 and we will evaluate your specific roof before you commit to a material.
They change how we stage materials, where a dumpster can sit, and whether we can use a conveyor or need to hand-carry shingles and panels. On blocks with mature trees and low utility lines, we often rig a debris chute and stage the dumpster in the driveway or street, which is slower and costs more than an open lot. We price that access reality in the quote. On a 1950s house off NW 22nd Avenue, the canopy meant we could not get a standard debris setup into the yard, so we planned the chute and staging ahead of time, and the job ran on schedule without surprises.
Ask whether they have pulled Miami-Dade County permits for re-roofs in unincorporated areas like Gladeview, whether their quote includes replacement of rotted decking if it is found, and whether they handle asbestos mastic disposal if the old roof has tar-and-gravel layers. Also ask whether the written price includes the county’s roof-to-wall correction requirements. If a roofer cannot answer those questions, walk away. We answer them all, and we put the price in writing before any work starts. Call (361) 320-9467 and ask Travis Oakley directly.
Written by Travis Oakley, Owner at Brennan Roofing, serving Gladeview under The Garrison Standard. Every job begins with a written price, every technician is background-checked and uniformed, and every roof is guaranteed in writing for a full year.