Free roof inspection with deck photos before we talk money - GAF and Owens Corning certified installation
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AfterFast, Reliable Roof Inspection Across West Miami
A roof inspection in West Miami generally runs $190 – $360 for a single-family home, and most inspections take 45 to 90 minutes on site. We inspect the roof surface, the attic side of the decking, flashings, drip edge, and the low-slope sections that give so many West Miami houses trouble. If you need a straight answer about what your roof can handle before the next storm season, call (361) 320-9467 and we’ll put you on the schedule.
West Miami’s housing stock is not like the sprawling suburbs around it. The city is small, dense, and built mostly from 1940s – 60s concrete block homes with low-slope or flat roofs, many still on their original wood decking. Our Roof Inspection team knows what to look for on those older CBS houses because we have walked a lot of them. We also inspect the new two-story stucco builds going up on the same streets, which carry different fastener and product-approval rules under Miami-Dade code.
Why Brennan Roofing Is West Miami’s Preferred Roof Inspection Company
Homeowners in West Miami hire us for the same reason they call after a bad experience with another roofer: we put the condition of the roof in writing, with pictures, and we do not push a replacement when a repair is the honest call. Travis Oakley runs our inspection work to a single standard: document what is there, document what is failing, and price what needs to happen before any work starts. Every technician who steps onto a West Miami roof is background-checked and in uniform, and you get the written findings the same day.
The Garrison Standard applies to every inspection we do here. That means a written price before any work begins, a live person on the phone when you call, and a 365-Day Done Right Promise in writing on any repair we make. If the repair fails within a year, we come back at no charge. That guarantee matters on West Miami’s flat roofs, where a small seam failure can turn into a ceiling stain in one wet-season afternoon. Call (361) 320-9467 and you will reach a person, not a voicemail tree.
Commercial Roof Inspection in West Miami
Commercial Roof Inspection in West Miami typically applies to the small office buildings, storefront rentals, and mixed-use strips along SW 8th Street and the older commercial blocks near SW 67th Avenue, where flat built-up and modified-bitumen roofs are the norm. These inspections run $350 – $550 for a standard single-story commercial roof, depending on square footage and how many penetrations the roof carries. We inspect the membrane seams, parapet flashings, drain scuppers, and HVAC curb seals, then deliver a written condition report with photos and a prioritized repair list.
Flat Roof Condition Reports
A flat commercial roof in West Miami takes direct sun all year and hard rain from May through October. We check for blisters, alligatoring, open lap seams, and ponding areas that hold water more than 48 hours after a storm. The report includes the remaining useful life estimate and a repair-or-replace recommendation with dollar figures, so a property owner can plan instead of reacting.
Pre-Purchase and Lease-Turnover Inspections
When a West Miami commercial property changes hands, the buyer usually has a short window to inspect the roof. We schedule these quickly and deliver the written report within one business day. If the roof is near the end of its life, we say so plainly, and the buyer can push that cost back into the negotiation.
Roof Inspection Services in West Miami
Roof Inspection Services in West Miami are built around the two roofing types that sit side by side on the same blocks: aging low-slope shingle and tar-and-gravel roofs on the original CBS homes, and new architectural shingle or tile roofs on the two-story teardown rebuilds. A standard single-family inspection runs $190 – $320, and a full written report with attic decking soundings costs $360 on the high end. We inspect the surface, flashings, drip edge, underlayment condition where accessible, and the attic side for soft decking and leaks that have not yet shown through the ceiling.
Wind-Uplift and Weatherproofing Checks
West Miami sits inside Miami-Dade County’s High Velocity Hurricane Zone, so fasteners, product approvals, and flashing details all carry specific code weight. We check the existing roof against the current wind-uplift pattern for this area. On older homes, we often find original fastener patterns and unrated flashing that would not pass today’s Miami-Dade NOA requirements.
Storm and Post-Claim Inspections
After a wet-season thunderstorm or a tropical system passes, West Miami homeowners call us to document damage for an insurance claim. We photograph the failure points, write what the storm did versus what was already failing, and give you a document you can hand to your adjuster. The inspection fee counts toward the repair if we do the work.
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 West Miami
We work on all major roofing material lines and install GAF, CertainTeed, and Owens Corning products on West Miami homes every week. If your roof carries Timberline shingles, Landmark shingles, or Duration shingles, we know the fastener specs and the warranty documentation those manufacturers require. We also inspect and repair IKO systems and Boral tile, though the older West Miami housing stock is mostly shingle-over-1×6 decking or built-up flat sections. Parts for common GAF and CertainTeed systems are stocked locally, so a repair detail that shows up in your inspection report does not sit waiting on a special order.
Common Roof Inspection Problems We See in West Miami Homes
- Soft or cupped 1×6 and 1×8 decking under old shingles. West Miami’s original CBS homes were decked with solid wood boards, not plywood. After sixty years of South Florida humidity, those boards cup and rot, and a new underlayment laid over soft decking telegraphs waves straight through the finished roof.
- Ponding water on flat and low-slope sections. On the older streets off SW 62nd Avenue and the blocks just north of Kendall Drive, flat tar-and-gravel roofs lose their slope over decades. An inspection that reads “minor ponding” often misses a seam that already blew open in the last thunderstorm.
- Corroded drip edge and flashing from Biscayne Bay salt air. West Miami sits close enough to the bay that salt air works on metal flashings year-round. We regularly find original drip edge rusted through at the eaves and valley metal thinned at the fasteners, which lets wind-driven rain get under the membrane.
- Old fastener patterns that miss current wind-uplift code. A new two-story build next door carries Miami-Dade NOA fastener schedules and rated products. The 1955 CBS house next to it still has whatever nailing pattern the original builder used, which will not meet today’s wind-uplift rules and becomes a real liability during hurricane season.
Pricing for Roof Inspection in West Miami, FL
A single-family roof inspection in West Miami runs $190 – $360. The lower end covers a standard shingle roof under 2,000 square feet with accessible attic space; the higher end covers the larger CBS homes with multiple low-slope or flat sections, tile roofs, or an attic that requires careful maneuvering. Commercial inspections start at $350 and go to $550 depending on size and roof penetrations. The price goes on paper before we arrive, and it does not move at the door. If the inspection turns up a repair and we do that work, the inspection fee is credited against the repair price. Call (361) 320-9467 for a written quote, not a ballpark made up over the phone.
We Also Serve Cities Near West Miami
Brennan Roofing runs inspections throughout West Miami and the surrounding South Florida corridors. We are in West Miami weekly, and we also serve Miami, Hialeah, Fort Lauderdale, and Pembroke Pines with the same written-report standard and same-day scheduling. If you are just outside the city line, we still cover you. Call (361) 320-9467 and we will confirm the route for your address.
Serving West Miami, FL - Our Local Coverage Area
We’re based in the West Miami 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 West Miami
An inspection on a 1940s – 60s CBS home takes longer because the decking is usually 1×6 or 1×8 solid wood boards rather than plywood, and we have to sound those boards from both the attic side and the roof surface to find soft or cupped sections. A new two-story build has plywood or OSB decking that is uniform and predictable. The older house also carries decades of layered repairs, flat-roof patches, and original flashings that we have to map before we can give you a straight condition report. Call (361) 320-9467 if your house was built before 1970, and we will schedule the extra time it deserves.
We look for standing water that has not dried within 48 hours, open or cracked seams in the membrane, failed patches around drains and scuppers, and the condition of parapet and edge flashings. On West Miami’s flat built-up and tar-and-gravel roofs, the failure almost always starts at a seam or a penetration, not in the open field of the roof. We also check the slope and drainage path, because a “minor ponding” note on an old CBS house usually means the roof has lost slope and water is sitting against a seam that will fail. The report lists each finding with a photo and a repair priority.
Yes, architectural shingles can go over solid 1×6 decking, but only after we verify the boards are sound, tight, and still able to hold fasteners under wind uplift. If the decking is cupped, rotted at the eaves, or has gaps between boards, it has to be replaced or overlaid with plywood before the new shingles go down. We include that decking check in every West Miami inspection because skipping it is the fastest way to a wavy roof and fastener blow-off. The inspection report tells you whether your decking is ready or what the remediation will cost.
Yes. A reroof permit in Miami-Dade County, including West Miami, generally requires the roof assembly to meet current wind-uplift and product-approval requirements, and in certain cases it can pull in insulation or secondary water barrier upgrades. If your original CBS house has unrated flashing and old fastener patterns, those items get flagged during the inspection and the permit review. We handle the paperwork and inspection coordination so the permit does not stall; the price for those upgrades goes in writing before we pull the permit, not after the inspector shows up.
Put the two bids side by side and check three things: the decking allowance, the flashing scope, and the fastener pattern. A cheap bid on an older West Miami house usually assumes the 1×6 decking is perfect and the existing flashing is reusable, then hits you with a change order once the roof is torn off. Our bids include a decking allowance and a written flashing scope based on the inspection, so the number on the page is the number you pay. The 365-Day Done Right Promise is in writing, and if the work fails within a year, we return at no charge. Call (361) 320-9467 and we will walk your quote line by line before you sign anything.
If you are in West Miami and you want an inspection that actually looks at the decking, the slope, the flashings, and the code standing of your roof, call Brennan Roofing at (361) 320-9467. You will get a live person, a written price before any work starts, and a report you can use to plan your next move.
Written by Travis Oakley, Owner at Brennan Roofing, serving West Miami and greater South Florida under the Garrison Standard.