Florida rooms, additions, covered patios, and the older ranch homes on the east side of Pembroke Pines sit under flat roofs that have to shed a West Broward afternoon downpour with almost no slope. APEX Roofing of Delray Beach replaces them with modified bitumen applied directly to the deck, starting at $6.50 to $7.50 per square foot of roof, with the drainage checked before we quote.
The standard residential flat roof system, applied directly to the deck. TPO is kept for commercial buildings.
Drains, scuppers, and low spots are checked before the quote, since standing water is what ends a flat roof early.
Installed, with the tear off, permit, and disposal included.
On flat roofs, rotted decking is priced separately and listed in your estimate before you sign.
Flat roofs rarely fail all at once. These are the signs that the surface is near the end of its life, and one that usually is not.
Most flat roofs in Pembroke Pines cover a Florida room, an addition, or a patio tied into a tile roof rather than the whole house, so the size of the flat section drives the total.
On shingle, tile, and metal roofs, APEX includes all rotted decking. Flat roofs are the exception. Wet decking under a flat roof is priced separately and listed in your estimate before you sign, so it never shows up as a surprise at the end.
Prices are per square foot of roof, and a Florida room or patio costs far less than a whole flat roofed house.
New drains, larger scuppers, or building up low spots add to the price but are what keep water from sitting.
The joint between a flat section and the main tile roof needs its own flashing and is where many leaks in Pembroke Pines start.
Air conditioning units and vents on the roof have to be lifted or worked around and flashed again.
Installed price per square foot of roof
Flat, modified bitumen
$6.50 to $7.50
Asphalt shingle, for comparison
$6 to $7
Tile, for comparison
$10 to $11
Standing seam metal, for comparison
$11 to $12
Included: tear off, permit, and disposal. Rotted decking on a flat roof is priced separately in your estimate.
Starting ranges, not a quote. Financing can turn the price into a monthly payment, and homes built before 2008 may qualify for up to $10,000 toward hurricane upgrades through the state’s My Safe Florida Home program when funding is open.
A flat roof is only as good as its drainage, and West Broward summer storms dump a lot of water in a short time.
Florida’s building code for Broward calls for positive drainage, meaning the roof should be dry within 48 hours of rain. Low spots that hold water past that wear the surface out early.
Oak leaves, palm seeds, and fronds from the trees that line Pembroke Pines streets collect at the outlets, and a blocked outlet turns the whole roof into a shallow pool.
Rain running off the main tile roof lands on the flat section at the joint. If the flashing there fails, the leak shows up inside the Florida room or addition.
The same steps as any roof replacement, with extra time spent on the drainage.
We check the surface, the deck from below, the drains and scuppers, and the joint with the main roof.
The quote names the modified bitumen system, its Miami-Dade approval number, any drainage work, and the price, with rotted decking listed separately.
We apply for the permit through the City of Pembroke Pines Building Department’s Development Hub before work starts.
The old roof comes off, wet decking is replaced, and the deck is inspected before the new roof goes down.
The modified bitumen is applied, flashing is finished at every wall and outlet, and the City signs off the final inspection.
Real reviews from homeowners across Broward and Palm Beach counties.
We serve homeowners across Pembroke Pines, including Pasadena Lakes, Hollywood Pines, Silver Lakes, Pembroke Lakes, Chapel Trail, and Towngate.
Usually the flashing at the joint between the flat roof and the main roof or wall. Water from the main roof runs straight onto that joint in every storm, so a small gap there leaks fast. It can often be fixed without replacing the whole flat roof.
On homes, we use modified bitumen applied directly to the deck. It handles foot traffic and small repairs well and is the standard for residential flat roofs. We keep TPO for commercial buildings with large, open flat roofs.
A modified bitumen roof usually lasts about 15 to 25 years here. Good drainage and clean drains after storm season are what push it toward the longer end.
Often, yes. We look at why the water sits, then clear or add drains, enlarge scuppers, or build up low spots in the deck before the new roof goes on. The quote lists that work separately so you can see what it costs.
Yes. Reroofing needs a City of Pembroke Pines permit and inspections, and we apply for it through the Development Hub before we start. You can see finished roofs on our projects page.
The system, its approval number, any drainage work, and the price in writing before you decide.
