After roofing Miami homes for 28 years Roofer Mike offers this informational overview. One of South Florida’s finest roofing contractors discusses the factors involved when homeowners consider their options.
Many Miami area residents pay little attention to their home’s roofing system until they see stains on the ceiling. Wood decking and even some structure may be completely rotten by then. Water often takes its time to penetrate the layers of materials – decking, insulation, drywall or plaster.
We should treat our roof like an investment as it protects the other components of the structure, its contents and inhabitants. These systems require specific maintenance regimens and qualified, local Miami roofers to do the work. Proper maintenance extends the life cycle and affords the homeowner full value for their investment.
ROOF REPAIR OR REPLACE?
Usually leaks occur at detail areas caused by substandard workmanship and can be repaired. The improper installation of metal flashings are almost always the culprit. However, when materials begin to fail it is an indication the roof is beyond practical repair. Reputable roofing contractors can assist in deciding between a roof repair or replacement.
A homeowner’s individual circumstances also come into play. For example, how long an owner expects to stay at their current address can influence the process as much as financial considerations. A client who intends to sell tends to take a different approach than a customer who is staying in their home for the foreseeable future.
Shingles, concrete and clay tile , metal and various flat systems are the most prevalent residential systems available to local residents. When considering replacement options it is advisable to browse the websites of roofing companies in Miami and manufacturers. Life cycle expectancy and warranty should be weighed as much as aesthetics and pricing.
Roofing Miami Style – Metal Roofs Rock!
For decades many area residents considered standing-seam metal roofs out of reach. However, the recent elimination of a link in the supply chain has greatly reduced prices. When factoring in expected life cycles, metal is quite competitive with tile for value.
Developed by Bethlehem Steel in 1972, Galvalume® is sheet steel coated with 45% zinc and 55% aluminum . Galvalume® standing-seam metal roofs are strong yet lightweight, reflective, fireproof, 100% recyclable and the most wind resistant roofing system available in the Miami roofing market .
Before moving forward with standing-seam Galvalume® be sure your home is more than a half mile from salt water. Metal roofs within that distance must upgrade to aluminum, stainless steel or copper at considerable added expense.
Miami, where every style available is represented, serves as an ideal catalog for browsing tile roofs. Tile dominates our skyline for good reason. In addition to their attractiveness, tile offers a strong, durable, wind-resistant, Class A fire rated option for homeowners at a comparatively good value.
Most South Florida homes are designed for wind resistance with a low slope. However, this also allows water to filter through a tile roof to the underlayment. In terms of performance the underlayment is the most important choice to be made when designing a tile roof. It is the primary waterproofing component.
For decades the 30-90 hot-mop system was the predominant underlayment available. Miami roofers, including this one, yearned for a more durable system. Along came today’s self-adhered, modified bitumen, synthetic reinforced underlayment. After over ten years on the market synthetic underlayment has developed into the superior alternative to old petroleum based technology.
Shingle roofs dominate the United States but in South Florida, not so much. They are just not ideally suited for our subtropical climate. Only when incorporated into a system featuring light colored shingles with well-designed attic ventilation do they become a real option and, in terms of value, compare favorably with the more expensive systems.
Aside from high end designer shingles, when considering shingle roofs there are basically two alternatives, 3-tab or “dimensional”. 3-tabs are generally a budget system with a max life of 15-20 years. Dimensional shingle roofs, however, are a more viable option. Added thickness gives dimensional shingles a considerably longer life cycle, 20-30 years, as well as much more wind resistance. Most 3-tabs are warranted for up to 60mph. GAF Timberline HD dimensional shingles, my personal preference, are covered up to 130mph. Consider that Timberlines’ additional cost is about $.20/sq. ft. and more attractive – the decision is easy.
The most technically challenging roof replacements are flat roofs. The aforementioned systems are rather straightforward, in comparison, with the execution of client preferences according to manufacturer’s specs and the Code. With flat, or low-slope, roofs we get into the wonderful world of design. Compatibility to connected systems, insulation configurations, drainage and durability are all considered in flat roof design specifications. There are literally dozens of low-slope systems available but the Miami roofing market has generally settled on two types of BUR (Built-up Roof) – fiberglass and modified bitumen.
Mineral Surface Cap Sheet vs Ruberoid
Most fiberglass BURs consist of multiple layers of fiberglass sheets with a white mineral surfaced cap sheet as the top layer, with or without insulation. A modified BUR is constructed in much the same way except the cap is a white granulated APP/SBS modified bitumen membrane, also referred to as “rubber”, “modified” or Ruberoid, the trade name for GAF’s modified products. What is the difference? Both are embedded with white granules. Cap sheet is made from fiberglass fibers and asphalt while Ruberoid is asphalt modified with polymers over a polyester mat. They look the same but, when it comes to roofing materials, you really do get what you pay for. Ruberoid costs about twice as much. One must also pay attention to the other layers, base sheets and ply sheets, which can vary greatly as well.
Cap sheet is a sufficient cap to any low-slope system if the homeowner follows the advise I give everyone after a flat roof installation – apply a quality roof coating in the first three years.
Flat Roof Maintenance
Sloped systems really just need to be kept clean, free of debris and trees trimmed to prevent contact. Flat roofs, however, benefit greatly from a maintenance regimen which includes an elastomeric roof coating application. A quality coating, applied in the first few years after installation, can double the life cycle of a low-slope system. Roof coatings also cool the interior and cut cooling costs. It can be cleaned and renewed with a single coat about every ten years, indefinitely. Neglected flat roofs are ready to be torn off after 15-20 years while a maintained system is barely broken in.
Today, homeowners are more aware of the energy efficiency of their homes. Efficient systems reduce cooling and AC maintenance costs while extending the life of the roof. Increasingly, today’s designs are being incorporated with Cool Roof concepts such as ventilation, insulation and reflectivity. Rising oil prices have also made efficient systems such as liquid applied roofing (Sealoflex, GACO) more competitive with conventional systems produced from petroleum byproducts.
A typical liquid roof incorporates multiple layers of roof coating with a synthetic membrane to create a monolithic system with no seams. Liquid applied systems are also eco-friendly and renewable which, over time, more than offsets their higher initial cost, They allow for the restoration of the existing system and avoid tear-off costs. Periodic maintenance approximately every 10 years , usually a light pressure wash and single-coat application, can be performed indefinitely for a virtually permanent system. “Cool” roofs also increase reflectivity, reducing the carbon footprint, while enhancing the waterproofing characteristics of the building without placing an additional burden to landfills.
CHOOSING A ROOFING CONTRACTOR
Typing “roofing miami“ or “roofing contractors near me” into your browser’s search bar will yield a long list of area contractors and paid directories. Substitute “miami” with your own municipality for a more local result. Also search online for feedback from other homeowners on each contractor being considered. Searching the name of the company along with “reviews” will show most of their online reviews. Verify licenses at www.myfloridalicense.com. Always collect at least three or four estimates before hiring Miami roofers. Along with price and terms, also compare workmanship warranties. Study each proposal for accuracy and scope of work details. Prices for a flat roof, in particular, can vary greatly when different systems are specified.
Always insist the contractor pulls a permit. If they are hesitant or resist pulling a permit there may be something wrong with their licensing or insurance. Building departments check a contractor’s credentials for each permit but the homeowner has the right to see insurance and workers comp certificates for the company as well as all subcontractors. To ensure the work is done to Code, permits are worth the cost and inconvenience . One more thing – never, ever make final payment until the roof has passed Final Inspection.