Free roof inspection with deck photos before we talk money - GAF and Owens Corning certified installation
Before
After
Before
After
Before
AfterFast, Reliable Roof Inspection Across Gladeview
A roof inspection in Gladeview typically costs between $195 and $450 for most single-family homes, and we schedule most inspections within three business days. The real question isn’t the price, though. It’s what the inspector actually looks at. In Gladeview, where most homes are 1950s-1970s concrete block construction with roof-over after roof-over layered on top, a surface-level shingle check misses the problems that cost thousands later. Our Roof Inspection team pulls back the layers, photographs what’s underneath, and gives you a written report you can use to plan repairs or negotiate a sale. Call (361) 320-9467 to schedule yours.
Why Brennan Roofing Is Gladeview’s Preferred Roof Inspection Company
We work off NW 22nd Avenue, NW 27th Avenue, and the side streets around Martin Luther King Jr. Boulevard every week. Homeowners here know that Gladeview’s unincorporated status means work happens under Miami-Dade County code, not some lighter municipal standard. Travis Oakley runs our inspection crews with one rule: if it’s on the roof, it goes in the report. No shorthand, no “looks fine from the ground.” That’s the Garrison Standard, and it’s the same on every inspection we do.
Our technicians show up in uniform, background-checked, and inside the window we give you. That matters when you’re letting someone onto the roof of a 1963 CBS house you’ve owned for twenty years. We photograph the decking, the flashing, the drip edge, the attic side where accessible. If we find rotted sheathing under two old roof-overs, you’ll see the photo. If the original roof was nailed straight to concrete with no underlayment, that’s in the report too. No one in Gladeview should pay for an inspection that only looks at shingles.
Hail Damage Roof in Gladeview
Hail Damage Roof work in Gladeview is less about hailstones and more about what wind-driven hail does to roofs that were never properly fastened in the first place. When a storm rolls through off the Everglades, we get calls about lifted shingles, dented flashing, and water stains on ceilings. On Gladeview’s older homes, the damage often exposes a bigger issue: the roof edge was never tied down to Miami-Dade’s post-Andrew roof-to-wall standard.
Storm Damage Assessment
After a storm, we walk the entire roof and document impact points, creased shingles, and any separation at the eaves. We check whether the decking has pulled away from the concrete block. We photograph everything before you ever talk to an insurance adjuster, so you have a record that’s yours, not the carrier’s.
Repair Scope and Pricing
Small hail repairs in Gladeview generally run $350 to $900. If the strike caused structural issues requiring sheathing replacement or edge re-fastening, expect $1,200 to $3,800 depending on how much decking is compromised. You get a written price before any work starts, and that number doesn’t move at the door.
Roof Estimate in Gladeview
A Roof Estimate in Gladeview has to account for what’s hiding under the surface. We don’t hand you a square-footage calculation and call it done. We inspect the roof structure, the number of layers already up there, the condition of any unpermitted additions, and the access constraints on your lot. Then we write a real estimate with line items you can read.
What the Estimate Includes
You’ll see separate line items for tear-off, decking replacement, underlayment, drip edge, flashing, and the roofing material itself. If the house has an old tar-and-gravel section, we price that differently from shingle-over. Nothing is lumped together. That’s the Garrison Standard: a written price before any work starts, and it does not change at the door.
When to Get an Estimate
If your roof is over 20 years old, if you see granules in the gutters, or if you’re buying or selling a Gladeview home, get an estimate. We work with buyers and sellers who need a real number, not a sales pitch. Call (361) 320-9467 and we’ll get you scheduled.
Trusted Brands We Service in Gladeview
We inspect and service roofs built with materials from GAF, Atlas, and Tamko, among others. If your Gladeview home has shingles from a manufacturer we don’t install ourselves, we’ll still give you an honest read on whether they can be repaired or need replacement. For older CBS homes with flat or low-slope sections, certain material choices matter more than others, and we’ll explain that in plain English. We keep common flashing, underlayment, and drip edge stock on hand so repairs don’t stall waiting on parts. You won’t be told to replace a GAF roof with something else because it’s easier for us. The material decision is yours, and we’ll give you the tradeoffs straight.
Common Roof Inspection Problems We See in Gladeview Homes
- Unpermitted roof-overs hiding rotted decking. On a 1962 CBS house off NW 22nd Avenue, our tech pulled back a loose section of tar-and-gravel and found the original decking nailed to the concrete with no underlayment, plus a rotted 4×8 sheet hidden under two prior roof-overs. We photographed the decking, wrote a change order for sheathing replacement and code-required drip edge and flashing, and got written approval before tear-off.
- Missing or failed underlayment on original 1950s roofs. Many of these homes were built with the roof deck fastened straight to the concrete. When the underlayment fails, water sits against the decking and the block, and you don’t know until the ceiling stains or the decking rots through.
- Wind-uplift failures at the roof edge. Gladeview sits in a hurricane-prone zone. Under Miami-Dade’s post-Andrew code, roof edges need specific fastening to the wall below. Older roofs rarely have it, and that’s exactly what a permit will trigger once tear-off starts.
- Tight lots limiting proper inspection access. Mature trees, utility lines, and zero-lot-line setbacks on streets around NW 17th Avenue and NW 20th Street make attic and soffit access difficult. An inspector who won’t get into those areas misses wind-uplift and flashing defects. We work around the access problems, not skip them.
Pricing for Roof Inspection in Gladeview, FL
A standard visual inspection for a Gladeview single-family home runs between $195 and $450. That includes the roof surface, flashing, drip edge, penetrations, attic side where accessible, and a written report with photos. If we need to perform an intrusive inspection, cutting back small sections of roof to check decking condition, add $150 to $300 per opening. For a full condition report used in a real estate transaction or insurance claim, the range is $350 to $500 because the documentation standard is higher. The estimate for the inspection itself is free to give, and you’ll know the number before we show up. Call (361) 320-9467 to schedule your free estimate.
We Also Serve Cities Near Gladeview
Our crews cover Gladeview and the surrounding South Florida area, including Miami, Hialeah, Fort Lauderdale, and Pembroke Pines. If you’re in Gladeview proper or just outside the unincorporated boundaries, we can help. Scheduling is coordinated from our South FL office, and we dispatch local crews who know these streets.
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 Roof Inspection in Gladeview
Yes. We specifically look for evidence of prior roof-overs, which are common on Gladeview’s CBS homes. We check ridge heights, layer counts, and fastening patterns to identify whether an addition or re-roof was done without permits. The report will flag it, and we’ll explain what code compliance could require if you do any future roof work. Call (361) 320-9467 to schedule an inspection.
Gladeview’s original 1950s-1970s roofs were often nailed directly to the concrete deck without proper underlayment. Over decades, moisture gets trapped, and the wood decking rots from underneath. A surface inspection won’t see it. When we pull back a small section or inspect from the attic side, that’s when the rot shows up. It’s common here, and we budget for it in our written estimates so it doesn’t become a surprise later.
We check roof-to-wall connections, edge fastening, and any separation at the eaves or gable ends. Gladeview’s exposure to hurricanes means Miami-Dade code requires specific uplift resistance. Most older roofs don’t meet it. Our report will tell you whether your roof would hold in a storm or whether a permit will trigger retrofits. Call (361) 320-9467 for an inspection that covers what the county actually enforces.
Yes. We’ll give you a clear recommendation based on decking condition, number of existing layers, and code compliance. If the decking is sound and there’s only one layer, a repair may be enough. If there are two roof-overs and rotted sheathing, a tear-off is the honest answer. You’ll get that recommendation in writing, not as a sales pitch.
We photograph them, write a change order, and get your written approval before any extra work starts. If we find hidden rotted decking or missing flashing during an inspection, you’ll see the photos and the exact cost to fix it. Nothing moves forward until you sign off. That’s the Garrison Standard, and it’s the same on every Gladeview roof we touch. Call (361) 320-9467 to schedule your free inspection estimate.
Written by Travis Oakley, Owner at Brennan Roofing, serving Gladeview, FL.