Certified Building Contractor CBC1265305 · Certified Roofing Contractor CCC1334811
Roof Tarping & Storm Damage, repaired or rebuilt in Three Lakes, FL
Roof Tarping & Storm Repair for homes in Three Lakes and the surrounding area — permitted, inspected and closed out. Free estimate.
Three Lakes sits inside Miami-Dade's High-Velocity Hurricane Zone, so when a storm opens your roof, the permanent fix usually follows a permit and inspection path. The repair or re-roof is typically permitted by the building department, inspected in stages, and closed out after a final inspection. A blue tarp or shrink wrap is only a temporary cover that keeps the weather out until that permanent work is done. Most homes here are 1970s-through-1990s block-and-stucco houses and townhomes with barrel tile or asphalt shingle roofs, and wind-driven rain can soak decking, insulation and ceilings quickly once the roof is open.
Final Touch Builders is a general contractor, so one company handles the whole sequence. We put a temporary cover on, photograph the damage for your records, and write up everything the storm damaged. Then we do the structural and interior repair under our Florida Certified Building Contractor license and the new roof under our Florida Certified Roofing Contractor license. Permits are pulled under our own certifications when the work needs one. Call (954) 620-7812 for a free quote.
This part of southwest Miami-Dade was directly in the path of Hurricane Andrew in 1992, and much of it was rebuilt or retrofitted under the stricter post-Andrew South Florida code. Many roofs here are either rebuilt assemblies or original ones now well along in their service life. The area is also only a handful of miles inland from Biscayne Bay, so salt-laden air can wear on flashing and fasteners. Tropical storm season brings heavy wind-driven rain, and in the planned subdivisions where homeowner associations are widespread, exterior work may also need association approval. Wind that lifts tile or shingles, a fallen limb that breaks decking, and rain that follows are the usual chain of events, so a cover goes up first and the permitted repair follows.
Permits, inspections and close-out in Three Lakes
The permit path applies to the permanent repair, not to the temporary cover. A tarp or shrink wrap is not a repair and should not be described as code-approved or wind-rated; whether a temporary cover needs a permit is a question for the building department, so confirm with the building department that has jurisdiction over your address in Three Lakes (Miami-Dade County or the applicable city). First, the permanent roof repair, re-roof and structural repairs typically need a permit, which the licensed contractor applies for. Second, the usual sequence is the work itself, in-progress inspections where the code requires them (such as fastening or framing while it is visible), then a final inspection; exact inspections vary, so verify with the building department. Third, because Three Lakes is in the High-Velocity Hurricane Zone, permanent exterior roofing products installed here need a Miami-Dade Notice of Acceptance (NOA). Fourth, after the final inspection the permit is closed. An open or unpermitted job can surface at sale, refinance or insurance renewal, and may be cited by code enforcement. Our licenses are state certifications valid in every Florida county and can be verified on the Florida DBPR website, the regulator that oversees the Construction Industry Licensing Board.
Problems to watch for in Three Lakes
Tile or shingles lifted by wind
Hurricane and tropical-storm wind can lift or crack barrel tile and asphalt shingles and peel back flashing, leaving open areas that let rain reach the decking.
Fallen trees and limbs
A tree or large limb coming down can break trusses, rafters and decking, which turns a cover job into a structural repair.
Wet decking, insulation and ceilings
Wind-driven rain soaks the roof deck, insulation, ceilings and walls once the roof is open. In Three Lakes' humid climate, wet materials that stay wet invite mold and rot.
A tarp installed the wrong way
A tarp fastened through the middle of the roof, or stopped short of the ridge, can let water run in underneath it.
A cover left up too long
Sun, heat and wind wear a temporary cover down the longer it stays up, so it should not be treated as the repair.
Regional demand after a big storm
After a widespread storm, contractors and materials are in demand across the whole region, which is a reason to get the written scope and permit process started early.
What we do
- Blue tarp temporary coverPolyethylene tarps are fastened with wood battens along the edges and run over the ridge where the roof allows. It is a temporary cover until the permanent repair.
- Shrink-wrap roof coverPolyethylene film is heat-shrunk tight to the roof, leaving fewer loose edges for wind to lift. It is designed to last up to about a year (a typical lifespan, not a promise), longer than a standard blue tarp.
- Photos and a written scopeWe photograph the damage before and after the cover goes on, for your records and any insurance claim. We also write up everything the storm damaged: roof covering, decking, framing, fascia, ceilings and walls.
- Structural and interior repairFraming, decking, ceilings and walls are repaired under our Florida Certified Building Contractor license, CBC1265305, so repairs and the roof run under one contractor.
- New roof, permitted and closed outThe permanent roof is done under our Florida Certified Roofing Contractor license, CCC1334811. It is permitted, inspected and closed out, and a job is finished only when all three are done.
When to call
The Atlantic hurricane season runs June 1 to November 30. Here, demand rises in May and June as homeowners prepare, and again after any named storm between August and October. Tarping is needed after hurricanes, tropical storms, severe thunderstorms and fallen trees in any month, so do not wait for the season. Call (954) 620-7812 or use the quote form on this page for a free quote. We do not promise arrival times, but we will give you a written scope before work starts.
We serve Three Lakes and nearby areas including The Crossings, The Hammocks, Country Walk, Kendale Lakes, Richmond West, Palmetto Estates, Richmond Heights, South Miami Heights, Kendall and Sunset.
Roof Tarping in Three Lakes: questions we hear
- How long does shrink wrap last compared with a blue tarp?
- Shrink wrap is designed to last up to about a year, which is a typical lifespan and not a promise. It is designed to outlast a standard blue tarp. Either one is a temporary cover, and sun, heat and wind wear it down, so the permanent repair should follow.
- Does a tarp in Three Lakes need a permit?
- Whether a temporary cover needs a permit is up to the building department, so confirm with the one that has jurisdiction over your address. The permanent roof repair or re-roof is the work that typically needs a permit, and we pull it under our own certifications.
- Do I need a Miami-Dade NOA for my replacement roof here?
- Three Lakes is in Miami-Dade's High-Velocity Hurricane Zone, so permanent exterior roofing products installed here need a Miami-Dade Notice of Acceptance. A tarp or shrink wrap is not a product-approved roof covering; it is only temporary.
- What should I do before the cover goes on?
- Stay off the roof and photograph the damage from the ground and inside the house. Keep your records and talk to your insurer or agent. We also photograph the damage before and after the cover goes on.
- My home is in an HOA community. Does that affect the repair?
- Many planned subdivisions in southwest Miami-Dade have homeowner associations, and associations often have their own approval requirements for exterior work. Check with yours about the permanent roof and any color or material rules before the work is scheduled.
Request a free roof tarping estimate in Three Lakes
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(954) 620-7812