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
Roof replacement in Three Lakes is not the same job as it is twenty miles north. Our crews work inside Miami-Dade’s High Velocity Hurricane Zone every week, which means we plan for inspections, wind loads, and flashing details that out-of-county roofers don’t even know exist. If your Three Lakes roof is past its useful life, or if ceiling stains keep coming back after patch jobs, call Winslow Windows & Doors at (850) 930-1813. We’ll send someone who actually understands what your house is up against.
We are a locally owned, owner-operated company. Ed Winslow’s name is on the door and on every job we do. Since 2011, we’ve built our reputation in southern Florida on straight answers, written line-item quotes, and a workmanship standard most companies won’t put in writing: the Done Right Promise. If it’s not done right, we make it right. Period.
Why Winslow Windows & Doors Is Three Lakes’s Preferred Roof Replacement & Installation Company
Three Lakes homeowners tend to ask sharper questions than most. You’ve lived through hurricane seasons, watched neighbors argue with insurance adjusters, and seen what salt air does to a roof deck over a decade. That’s exactly the customer we’re built for. Our Roof Replacement & Installation team walks every Three Lakes home with the same checklist: roof-to-wall flashing condition, soffit and frieze board integrity, existing window NOA compliance at the roofline, and whether the original sheathing can handle Miami-Dade’s 175 to 185 mph design wind speeds.
We don’t quote a roof over the phone from a satellite image. We get on the roof, into the attic, and under the eaves. Then we write a number you can hold us to. Every quote we give in Three Lakes includes a fixed price, an allowance schedule for anything we might find once the old roof comes off, and the specific inspection sequence Miami-Dade will require before we close anything up. No vague language, no change-order ambush.
Our office answers calls around the clock with a live person. Not a voicemail tree, not a call center in another state. If a storm tears a section of roofing off a Three Lakes home at midnight, you call and someone picks up. We keep background-checked, uniformed technicians on every job, so you always know exactly who is walking your property.
Our Roof Replacement & Installation Services in Three Lakes
Full Roof Replacement
Most Three Lakes homes are single-family builds from the 1960s through the 1980s, with a large share reconstructed after Hurricane Andrew tore through this corridor in 1992. Those post-Andrew rebuilds are now thirty-plus years old. We see first-generation laminated impact windows delaminating at the head, roof sheathing that was nailed rather than screwed to code, and flashing details that were never designed for Miami-Dade’s current wind pressure requirements. For homeowners needing Window Replacement in Three Lakes, these aging post-Andrew rebuilds are a common starting point. A full replacement means we strip to the deck, correct the fastening pattern, install the proper underlayment, and rebuild the roof-to-wall junction so it actually sheds water instead of trapping it.
Roof Installation on New Additions
Three Lakes has its share of ranch homes that grew over time: a family room added in the seventies, a covered patio enclosed in the nineties. Those older addition roofs often tie into the main roofline at a shallow pitch that collects wind-driven debris. When we install a roof on new square footage in Three Lakes, we design the tie-in so it meets current HVHZ uplift requirements, not just whatever was code when the original part of the house went up.
Sheathing and Dry-In Repair
Pull back shingles on a Three Lakes roof and you’ll often find plywood that’s gone punky from years of salt-laden humidity rolling in off Biscayne Bay. We replace damaged sheathing before it compromises the roof’s structural diaphragm. The dry-in stage is where we sequence everything: rough-opening inspections scheduled ahead, Window Installation - Three Lakes crews coordinate so window retrofits arrive when the roof is open, and the weatherproof membrane installed so your house is never left exposed to a pop-up afternoon storm.
Roof-to-Wall Flashing and Window Integration
This is the job that separates local roofers from everyone else in Three Lakes. Your roof does not end at the shingle edge. It ends where the roof plane meets the wall, the soffit, and the window heads. In Miami-Dade, every replacement window and door must carry a Notice of Acceptance, and the rough-opening inspection has to happen before any trim goes on. Our Three Lakes crews coordinate the roofing dry-in with the window retrofit so one trade never stalls the other.
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
We install and service roofing systems alongside an authorized product lineup that includes PGT, CGI, Therma-Tru, and ECO Window Systems. Why does that matter for a roof? Because the roofline window and door openings on a Three Lakes home carry the same wind-load requirement as the roof deck itself, and we won’t flash a roof to a window that can’t pass HVHZ inspection. Our installers are factory-trained on these brands, and we keep the fasteners, flashing profiles, and sealants these systems were engineered to use. No mixing product lines with whatever is on the truck.
Common Roof Replacement & Installation Problems We See in Three Lakes Homes
- Delaminating early-1990s impact glass at the roofline. The first generation of Andrew-era laminated windows is failing now. When we pull flashing, we often find the glass itself has fogged or separated, which means the opening no longer holds its NOA rating even if the roof above it is new.
- Original louvered aluminum windows under the soffit line. Pre-Andrew Three Lakes homes sometimes still have jalousie windows that predate any impact requirement. Those openings leak wind-driven rain into the roof-to-wall junction and fail current HVHZ code the moment a permit is pulled.
- Backordered rough-opening inspections stalling dry-in. Miami-Dade requires an in-progress inspection before trim goes on any replacement window or door. Out-of-county crews routinely forget to schedule it and then leave a Three Lakes roof-to-wall junction open for days. We book the inspection before demolition starts.
- Corroded flashing at the frieze board. Salt air from the Bay pushes inland a few miles and chews through standard aluminum flashing in a decade. We see roof leaks at the eave line on Three Lakes homes that have perfectly good shingles everywhere else.
Pricing for Roof Replacement & Installation in Three Lakes, FL
A full roof replacement on a typical Three Lakes single-family home runs $18,000 to $45,000, depending on roof square footage, pitch, current sheathing condition, and whether the roof-to-wall window work pulls a permit trigger you weren’t expecting. If we’re talking only about the roof plane itself and the deck is sound, you’ll land closer to the bottom of that range. If we open the walls and find delaminating impact windows at the roofline, the job absorbs a Three Lakes Impact Windows retrofit allowance that typically adds $900 to $2,500 per opening. We write that allowance into the contract before the first shingle comes off, so it never shows up as a surprise change order.
Every quote is a fixed price with a written allowance schedule. If we find something the sheathing hid, you approve the number in writing before we touch it. Call (850) 930-1813 for a free, no-pressure walkthrough and a written quote that actually means something.
What Roof Replacement & Installation Costs in Three Lakes
Here’s the honest breakdown of what moves the number on a Three Lakes roof project:
- Impact windows at the roofline: $800 to $1,500 per window installed, with impact single-hungs running $900 to $1,800 each. These are often required as part of the same permit scope when the roof-to-wall junction is opened.
- Large or custom openings: $2,500 to $5,000 per unit for oversized or geometric configurations, especially if you need design pressure ratings matched to a corner zone or a high-wind side of the house.
- Whole-home roofing plus window packages: $8,000 to $25,000 and up, depending on how many openings tie into the roof plane and what condition the existing framing is in once we open it.
Three Lakes sits in the HVHZ, so material and labor costs run higher than central Florida. The fastening schedule is denser, the underlayment spec is stricter, and the inspection pipeline adds time that cheaper contractors quote around until the inspector doesn’t show. We build the inspection reality into our schedule and our price. Free in-home measure and written quote? That’s how every job starts. Call (850) 930-1813.
Florida Pays You Back
Three Lakes homeowners can stack several programs to offset the cost of a storm-hardened roof and window retrofit. My Safe Florida Home offers matching grants up to $10,000 for qualifying wind-mitigation upgrades, with priority for lower-income households and homes in the wind-borne debris region. The state’s sales-tax exemption on impact-resistant windows and doors shaves the tax line off your invoice. The federal 25C energy credit can return up to $600 per year on qualifying units. And once a wind-mitigation inspection documents the improvements, many carriers cut the windstorm premium by around 25 percent. The inspection itself runs $75 to $150 and pays for itself the first renewal cycle. No guarantees, because insurers and program administrators set final numbers, but we’ll point you to the paperwork and help you file it correctly.
One comparison worth making before you commit: impact-rated windows and a properly flashed roof are permanent protection. Hurricane shutters still have to be hauled out, hung, and stored every season, and they do nothing for the water intrusion that rides along with wind-driven rain. A roof and window retrofit done to HVHZ standard protects the house even when nobody is home to close the shutters.
We Also Serve Cities Near Three Lakes
Winslow Windows & Doors works throughout the southern Miami-Dade corridor. If you’re in Roof Replacement & Installation in Three Lakes or a neighboring community like South Miami, Miami, Hialeah, or Doral, our dispatchers keep crews moving between these neighborhoods daily. You get the same owner-operated accountability and live 24/7 phone answer whether your project is three blocks from our service route or right on the county line.
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
It means the inspector must see the opening before we install trim, so the window retrofit has to be sequenced with the roof dry-in. We schedule that inspection days ahead, order the windows so they arrive before the roof is opened, and never leave the roof-to-wall junction exposed waiting on a backordered appointment. Call (850) 930-1813 and we’ll walk your roofline to show you exactly where the inspection points land.
Because Miami-Dade’s HVHZ code treats the roof plane and the window openings at the eave line as one continuous water-shedding and wind-resisting assembly. If your existing windows are pre-Andrew louvers or early-1990s impact units now delaminating, the permit review will flag them the same day it flags the roof. We write the window retrofit allowance into the quote so you see the line item before demolition, not after. Call (850) 930-1813 for an exact breakdown on your home.
Not fully. The roof itself can earn a wind-mitigation credit if it’s installed to current fastening and underlayment standards, but the insurer will also look at the window opening protection rating. Old non-impact windows cap how much credit the policy will grant. A roof and window retrofit done together allows the full mitigation discount to apply. We’ll give you a documented scope your inspector can verify. Phone us at (850) 930-1813.
We climb into the attic and trace the stain to its true source: usually the roof-to-wall flashing, a soffit transition, or the frieze board, not the field shingles. In Three Lakes homes especially, wind-driven rain from the southeast works under flashing details that looked fine from the ground. We water-test the suspects and show you photos before we recommend any repair.
It’s all pulled under one permit scope when the roof and the roofline window retrofit happen together, which is exactly how we prefer to work. The window product approvals are submitted as part of the same package, so the plan reviewer sees the roof uplift and the opening ratings as a single system. Call (850) 930-1813 for a free in-home measure and a written quote. We’ll handle the paperwork from first filing to final inspection.
Written by Ed Winslow, Owner at Winslow Windows & Doors. The one down the road.
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.