Free roof inspection with deck photos before we talk money - GAF and Owens Corning certified installation
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AfterRoofers in Kendall West, FL
We’re Brennan Roofing, and we’re the roofing company Kendall West homeowners call when they want a written price before any work starts. Kendall West is a dense suburban enclave of two-story stucco homes nearly all built after 1990, and nearly all of them sit under low-pitch concrete tile roofs. That means most of the calls we get here are tile repair, not full replacement. But the real challenge in Kendall West isn’t the tile itself. It’s Miami-Dade County’s product-approval rules, which are stricter here than almost anywhere else in Florida. Call us at (361) 320-9467 if you need a straight answer about your roof.
Why Kendall West Homes Are Different
Kendall West homes share a pattern you won’t find in older Miami neighborhoods. The housing stock is dominated by 1980s-to-2000s two-story Mediterranean-style homes with concrete or clay tile roofs on small lots. Most of those roofs are still sitting on their original underlayment, and that underlayment is now past its service life. The tropical monsoon climate doesn’t give those materials a break: intense year-round sun breaks down the underlayment, high humidity keeps moisture trapped against the decking, and hurricane-season wind-driven rain finds every weak point in the flashing. The west-facing slopes take the full afternoon sun, and in Kendall West those are almost always the first sections to fail.
There’s another factor that shows up in Kendall West more than in neighboring areas. Many of the two-story homes here lack proper attic ventilation, so heat builds up and blisters the underlayment from below. A homeowner sees cracked tile on the outside, but the real problem is underneath. And the county’s NOA rules mean every tile, underlayment, and fastener on the job has to carry a current product approval. If it doesn’t, the job fails inspection and the warranty is void. That’s not a bureaucratic detail; it’s the difference between a roof that lasts and one that gets torn off twice.
Our Main Kendall West Services
Most Kendall West homeowners reach out about one of three things: a leak that just showed up, a full replacement because the underlayment is done, or an inspection before a real estate closing or insurance renewal. Here’s how each one works in Kendall West.
Roofing Company in Kendall West
When a Kendall West roof needs full replacement, the tile usually isn’t the problem. The underlayment underneath it is. We lift the existing tile, replace the underlayment with a Miami-Dade approved product, reset the tile, and replace drip edge and flashing where needed. Every material we use carries a current NOA, and the price goes on paper before any work starts. See the full scope on our Roofing Company in Kendall West page.
Roof Repair in Kendall West
Most repair calls in Kendall West are tile repairs: cracked or slipped tiles after a storm, failed flashing around a chimney or wall intersection, or a leak that traces back to worn underlayment on a west-facing slope. We match the tile where we can and explain the options plainly when we can’t. Every repair carries the 365-Day Done Right Promise in writing, and we come back for free if it fails within the year. Roof Repair in Kendall West covers our repair process and what to expect.
Roof Inspection in Kendall West
An inspection in Kendall West is rarely a formality. Buyers want to know the underlayment condition before closing, and insurers want documentation of wind mitigation and tile condition before they’ll write or renew a policy. We walk the roof, check the underlayment, flashing, fasteners, and ventilation, and give you a written report with photographs so you can see exactly what we saw. Roof Inspection in Kendall West explains when you need one and what it includes.
What happens when you call
- 1
A real person answersNo phone trees - you reach a local pro.
- 2
You get an upfront price rangeHonest numbers before anyone is dispatched.
- 3
A background-checked tech heads outLicensed & insured, dispatched right away.
- 4
You approve before work beginsNothing starts until you say go.
Brands We Service in Kendall West
We install and repair roofing systems from GAF, CertainTeed, Owens Corning, and IKO. We keep common tile profiles and flashing parts stocked at our South Florida dispatch office so we’re not waiting on a supplier when your roof is open. See the full range on our brands page.
Pricing for Roofers in Kendall West, FL
Kendall West pricing reflects two things: the cost of Miami-Dade approved materials, and the labor to work with tile on two-story homes with small access points. Here are the ranges we typically see in this area.
| Service | Typical range in Kendall West |
|---|---|
| Roof inspection (full written report) | $150 – $350 |
| Roof inspection (insurance or real estate closing) | $200 – $400 |
| Tile roof repair (cracked or slipped tiles, small area) | $350 – $900 |
| Underlayment repair (single section, tile reset) | $800 – $2,000 |
| Flashing repair or replacement (chimney, wall, or valley) | $400 – $1,500 |
| Roof leak diagnosis and repair (minor) | $300 – $800 |
| Roof leak diagnosis and repair (major, multi-section) | $1,000 – $3,000 |
| Full tile roof replacement (two-story Kendall West home) | $18,000 – $45,000+ |
| Full underlayment replacement (tile roof, all slopes) | $12,000 – $28,000 |
| Tile roof replacement (single slope or section) | $4,000 – $10,000 |
What pushes a Kendall West price up is usually the condition of the decking once the tile comes off. If the wood or concrete deck has water damage, that has to be fixed before new underlayment goes down. The price on your written estimate is the price you pay: no change orders at the door, no surprise line items.
Neighborhoods We Serve in Kendall West
We work throughout Kendall West, including the subdivisions and residential pockets that make up this part of west Miami-Dade. Because the area is dense and compact, our crews can typically reach most Kendall West addresses the same day for an inspection call.
- Kendall West
- West Kendall
- Kendale Lakes
- The Hammocks
- Country Walk
Service Area – Cities Near Kendall West
Brennan Roofing works throughout Kendall West and the surrounding parts of Miami-Dade and Broward. If you’re in a neighboring city, we cover Miami, FL, Hialeah, FL, Fort Lauderdale, FL, and Pembroke Pines, FL with the same written-price standard.
Serving Kendall West, FL - Our Local Coverage Area
We’re based in the Kendall West 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 Roofers in Kendall West
For an inspection, we can usually reach most Kendall West addresses the same day or next morning. Repair scheduling depends on the scope and parts availability, but we always give you a written date and time before we start.
Miami-Dade County requires all roofing products to carry a current NOA, and we handle that on every job. If your Kendall West neighborhood has an HOA, you should check its rules on tile color and material; we’ll match what’s required and give you the paperwork your HOA asks for.
No. The price goes on paper before any work begins, and that number is what you pay. If we find hidden decking damage once the tile comes off, we stop, show you what we found, and agree on a written change order before anything else happens.
What happens when you call
- 1A real person answersNo phone trees - talk to a local roofing pro.
- 2You get an upfront price rangeHonest numbers before anyone is dispatched. No surprises.
- 3We come out and measureLicensed & insured, at a time that suits you - the visit and the quote are both free.
- 4You get the price in writingLine-itemed, yours to keep, and nothing starts until you say go.
What Kendall West Customers Say
"Neat, quiet, and disciplined crew. Magnet swept the yard after."
- Tonya R."Replaced the underlayment and drip edge as well as shingles. Many roofers skip that. Everything was explained in writing."
- Barry F."Crew lead is a veteran and runs the job like it. Showed up at 7 sharp, tarped the garden, tore off the old roof, and had the new shingles on by the end of day two."
- Joe K.