Free roof inspection with deck photos before we talk money - GAF and Owens Corning certified installation
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AfterFast, Reliable Roofing Company Across Westwood Lakes
Roofing work in Westwood Lakes, FL typically runs $320 – $680 for focused repairs and $9,500 – $18,400 for a full flat or low-slope replacement on the CBS homes that dominate this subdivision. You’re not in Broward County anymore. Westwood Lakes sits inside Miami-Dade’s High Velocity Hurricane Zone (HVHZ), which means every product we put on your permit has to carry a Miami-Dade Notice of Acceptance, not just a Florida statewide Product Approval. If you’re opening up a 1960s-80s concrete block home that still has its post-Andrew 1992 roof, you need a Roofing Company that knows what those 30-plus-year-old modified bitumen and BUR decks actually look like when we peel them back. Call (743) 200-8347 and we’ll send a technician whose name and photo you’ll have before he knocks.
Why Mercer Roofing Is Westwood Lakes’s Preferred Roofing Company
Westwood Lakes is flat-roof country. The subdivision’s CBS homes, built mostly from the 1960s through the 1980s, sit under built-up roofing and modified bitumen membranes that behave nothing like the pitched shingle roofs you see across Central Florida. Our crews work those decks every week, from SW 8th Street up to SW 40th Street, and we’ve learned what the daily convective storms rolling off the Everglades do to them: algae streaks, membrane blistering, granule loss that moves twice as fast as it does in coastal Miami neighborhoods with salt-breeze drying cycles.
Every Mercer Roofing technician arrives badged. Before the visit, you get his name and photo sent to your phone. At the door, he presents a photo ID under the Threshold Verified standard, which each independently owned Mercer location is contractually held to. Founded in 2000 and part of the Threshold Group family of home-service companies, we built our reputation in Westwood Lakes on one simple promise: written price before any work starts, and a 365-Day Done Right Promise on every job. If it’s not right within a year, we make it right.
Grant Whitlock leads our team with a simple rule: no homeowner in Westwood Lakes should ever have to guess who’s walking up the driveway. Dispatch and scheduling are coordinated from our Miami (South FL) office, and crews serve Westwood Lakes locally. A live person answers our phones 24/7, not a voicemail.
Residential Roofing in Westwood Lakes
Residential Roofing in Westwood Lakes means flat and very low-slope work on concrete block homes, most of which got their roofs replaced in the immediate aftermath of Hurricane Andrew’s direct strike on southwestern Miami-Dade in August 1992. Those systems are now 30-plus years old and entering replacement age at the same time. A full residential re-roof on a typical Westwood Lakes CBS home runs $9,500 – $18,400 depending on decking condition, membrane type, and the number of penetrations. Repair work, like re-flashing a parapet wall or patching a blistering seam, usually falls between $320 and $680.
Flat Roof Replacement
We tear off the old BUR or modified bitumen membrane down to the deck, inspect every square of it, and replace rotted sections before any new system goes down. On a job off SW 40th Street, our crew pulled a 30-year-old modified bitumen membrane that had been blistering under daily Everglades-side storms and found saturated decking with no ice and water shield anywhere at the penetrations. We re-decked, re-flashed the vents and parapet, and set a new Miami-Dade NOA-approved membrane, with the decking allowance written into the contract before final inspection.
Tile and Shingle Conversions
Some Westwood Lakes homeowners with low-slope sections want to convert areas to Boral or Atlas tile or to GAF shingles where pitch allows. We’ll tell you honestly if your slope can legally take it under HVHZ rules, and we’ll price the conversion in writing before we start. No guesswork.
Roof Maintenance in Westwood Lakes
Roof Maintenance in Westwood Lakes is not optional. The humidity and organic particulate pushing off the Everglades accelerate algae colonization and membrane breakdown faster than almost anywhere else in Miami-Dade. A maintenance inspection on a flat roof here typically costs $180 – $260, and a basic preventive service, like clearing scuppers, re-sealing penetrations, and treating early-stage algae, runs $250 – $450. We tell homeowners to have us look twice a year: once before hurricane season and once after the first big fall rain.
Pre-Hurricane Inspections
Before June, we walk the roof, check every penetration and parapet seam, photograph what we find, and give you a written list with prices for anything that needs attention. If you decide to do the work, the inspection fee comes off the repair invoice. If you don’t, you still have the photos and the written plan.
Emergency Leak Response
When a storm pulls a seam loose and water is coming through, call (743) 200-8347. A live person answers. We’ll get a technician to Westwood Lakes fast, and he’ll tarp or patch the area so the damage stops spreading while we write up a permanent fix.
Trusted Brands We Service in Westwood Lakes
We install and repair GAF shingle systems, Atlas and Boral tile, and the modified bitumen and single-ply membranes that dominate Westwood Lakes flat roofs. Because we’re local to the area, we keep common NOA-approved materials and flashing stock available for Westwood Lakes customers, which means shorter waits when your roof cannot. We only carry products that pass Miami-Dade NOA close-out inspection, because a roofer who shows up with a Broward-only Florida Product Approval just bought you a failed final.
Common Roofing Problems We See in Westwood Lakes Homes
- Membrane blistering from Everglades humidity. Daily convective storms push organic particulate onto flat roofs, and trapped moisture blisters the membrane within a few rainy seasons if the deck wasn’t properly dried before installation. We open the blister, inspect the deck below, and replace what’s compromised.
- Penetration flashing failures. Vents, plumbing stacks, and parapet seams are where most Westwood Lakes leaks start. Older post-Andrew roofs often skipped proper ice and water shield at these points, and one rainy season is enough to expose it.
- Saturated decking hidden under an old membrane. A roof can look fine from the ground while the deck underneath is rotting. We include a decking allowance in every re-roof contract so you know the number before we open it up.
- Products that pass Florida Product Approval but fail Miami-Dade NOA. We see out-of-county contractors chase post-storm work in Westwood Lakes and install materials that have no business on an HVHZ permit. The final inspection fails, the project halts, and the homeowner pays to redo it.
Pricing for Roofing Company in Westwood Lakes, FL
Here’s what Westwood Lakes homeowners should expect. A routine flat-roof repair, like re-flashing a parapet or patching a blister seam, runs $320 – $680. A full flat or low-slope re-roof on a CBS home is typically $9,500 – $18,400, with decking replacement, insulation, and edge metal as the main variables. Maintenance inspections run $180 – $260, preventive work $250 – $450. Tile conversions or partial shingle work fall somewhere between, and we price every job in writing before work starts. No allowances appear out of nowhere. Call (743) 200-8347 for a free written estimate, and we’ll send the technician’s name and photo before he arrives.
Key Takeaways
- Westwood Lakes is HVHZ: every product needs a Miami-Dade NOA, not just a Florida Product Approval.
- Most homes here have flat or very low-slope roofs that require different expertise than pitched shingle work.
- The post-Andrew 1992 replacement wave is aging out all at once across this subdivision.
- We write decking and flashing allowances into every contract so the number is known before tear-off.
- Every technician is background-checked, photo-badged, and arrives in uniform under the Threshold Verified standard.
We Also Serve Cities Near Westwood Lakes
Beyond Westwood Lakes, our crews cover Westwood Lakes neighboring communities including Miami, Hialeah, Fort Lauderdale, and Pembroke Pines. Each area has its own roof inventory and code realities, but the same written-price, badged-technician standard applies on every job.
Serving Westwood Lakes, FL - Our Local Coverage Area
We’re based in the Westwood 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 About Roofing Company in Westwood Lakes
Westwood Lakes sits inside Miami-Dade’s High Velocity Hurricane Zone, and county inspectors enforce NOA compliance at permit close-out. A product with only a Florida statewide Product Approval, which passes one county north in Broward, will fail final inspection here. The fix is a roofer who verifies every material against the Miami-Dade NOA list before ordering. Call (743) 200-8347 and we’ll confirm your roof’s product compliance in the written estimate.
For most flat and low-slope modified bitumen or BUR systems installed in 1992 and 1993, yes, 30 years is the practical limit, especially under Westwood Lakes’s daily Everglades-side humidity load. We can inspect and tell you how much life is left, but expect decking and flashing issues once these systems hit three decades. A full inspection is $180 – $260, and the report comes with a written price for whatever we find.
An allowance is a written dollar amount set aside before tear-off for things we expect to find once the old membrane comes up, like rotted decking or failed flashing and no ice and water shield at penetrations. Instead of surprising you with a change order mid-project, we price the allowance in writing up front, and nothing gets ordered or installed until you’ve approved the exact number. That’s how we handled the saturated decking we found off SW 40th Street, and it’s how we handle every Westwood Lakes re-roof.
Westwood Lakes homes are mostly 1960s-80s CBS construction with flat or very low-slope decks that shed water slowly and depend on sealed seams, scuppers, and flashing rather than gravity. A pitched shingle crew that doesn’t work membrane systems will miss the exact failure points that cause leaks here within one rainy season. We install and repair both, but the flat-roof work is the specialty this subdivision actually needs.
Put the bids side by side and look for three things: whether every product listed carries a Miami-Dade NOA, whether decking and flashing allowances are written into the contract or left to change orders, and whether the warranty is stated in writing with a specific term, like our 365-Day Done Right Promise. If one bid is missing any of those, the lower number is fiction. Call (743) 200-8347 and we’ll walk your current estimate through this checklist for free.
Written by Grant Whitlock, Owner at Mercer Roofing, serving Westwood Lakes since 2000.