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Kendall isn't a city—it's unincorporated Miami-Dade—so roof permits go through the county, and a wave of post-Andrew roofs reaching 30+ years is driving a lot of replacement quotes here.
| Roof type | Typical price in Kendall | Expected life |
|---|---|---|
| Asphalt shingle | $12,000 – $20,000 | 15–20 years |
| Concrete tile | $18,000 – $30,000 | 25–40 years (underlayment ~20–30) |
| Clay tile | $25,000 – $50,000+ | 40+ years (underlayment ~20–30) |
| Metal (standing seam) | $20,000 – $45,000+ | 40–50+ years |
| Flat roof (TPO / modified bitumen) | $8,000 – $20,000+ | 15–25 years |
| Roof repair | $300 – $1,500 minor · $1,500 – $5,000 moderate | — |
Most homes were built between the 1970s and 1990s, and many were re-roofed after Hurricane Andrew in 1992—those roofs are now at or past the end of their life. The most common roofs are concrete tile, asphalt shingle and, on townhomes, flat roofs. Oscar works with homeowners across Kendall, including Kendall Lakes, Kendale Lakes, The Hammocks, Three Lakes and Sunset.
In Kendall, HOA approval can add a few weeks before work starts. Ask contractors whether they handle the HOA paperwork and whether their quoted price is held during that wait.
Many Kendall neighborhoods were built at the same time, so roofs on the same street age together. If neighbors are re-roofing, their experience is a useful price check—ask what was included.
Since Hurricane Andrew, every roofing product in Miami-Dade and Broward must carry a Miami-Dade NOA approval. In Kendall that rules out cheaper big-box materials, which is one reason quotes here run higher than national averages.
Roof permits in Kendall are issued by Miami-Dade County's permitting office (unincorporated area). All of Miami-Dade County is in Florida's High Velocity Hurricane Zone (HVHZ), so every roofing product needs a Miami-Dade Notice of Acceptance (NOA) and the job is inspected during and after installation. The permit fee and inspections should be included in every quote.
A lower price only means something if the quotes cover the same work. Check that every quote spells out:
Already have quotes? Text photos of them to 786-286-7963 and Oscar will tell you, for free, whether the scope and price make sense.
Projects Oscar coordinated with licensed contractors in his network. More on YouTube.
Straight answers for Kendall homeowners
Most full roof replacements in Kendall fall between $15,000 and $35,000+, depending on size, slope and material: shingle from about $12,000, concrete tile $18,000–$30,000, metal $20,000–$45,000+. Local factors like HOA requirements can push the price up or down. A free inspection gives you a real number.
Roof permits in Kendall are issued by Miami-Dade County's permitting office (unincorporated area). The licensed contractor pulls the permit, and all work in Miami-Dade County must meet High Velocity Hurricane Zone (HVHZ) code using Miami-Dade NOA-approved products.
Make sure every quote covers the same scope: material and brand, underlayment type, tear-off of all layers, wood replacement included and price per extra unit, permit and inspections, cleanup, warranty and payment schedule. Then compare price.
If your home was re-roofed in 1993–1995, the roof is now over 30 years old. The permit history from the city or county shows the exact date.
No. Oscar is an independent roofing consultant who works for the homeowner. He inspects the roof, explains your options and reviews quotes; the work itself is done by state-licensed, insured contractors in Oscar's network, who pull the permits.
Want the full local guide to roofing in Kendall—services, roof types and inspections? Visit Miami Roofing Consultant.