Roof repair · Lee County, Florida
A leak doesn't mean
a new roof.
Most of what we get called out for is a handful of tiles, a length of flashing, or a nail hole somebody left behind. We'll tell you when it's that. We'll also tell you when it isn't.
Water coming in right now? Call — don't use the form. Getting it dried in comes first; the rest gets sorted afterwards.
- Free, with no obligation
- Written report with photos
- Office on Cypress Lake Drive
Free inspection
Someone looks before anyone quotes. Every time.
Photos of everything
You see what we saw, from the ground.
Repair first
Replacement only when repair genuinely won't hold.
Permits pulled
Lee County permit history checked before we start.
What actually gets fixed
Nine times out of ten, it's one of these.
A roof rarely fails all over at once. It fails at a joint, an edge, or a hole something else made.
Cracked, slipped or missing tile
Foot traffic, a dropped branch, or a gust that got under the nose of one tile and took the three behind it. Individual tiles come out and go back without disturbing the courses around them.
Flashing at walls, chimneys and skylights
The single most common leak we find. Water doesn't come through the field of a roof nearly as often as it comes in where the roof meets something else.
Valley metal
Two slopes dumping into one channel moves a lot of water. Valleys rust out, fill with debris, or were never wide enough for the roof area feeding them.
Pipe boots and vent collars
Rubber boots around plumbing vents perish in this sun, usually around year eight to twelve. They're cheap. The ceiling they ruin isn't.
Exposed or backed-out fasteners
Every nail head that isn't sealed is a future leak. Satellite dish brackets and old solar mounts are the usual suspects.
Ridge and hip
Mortar-set ridge cracks as the structure moves. Foam-set holds better but isn't immortal either.
Soffit, fascia and drip edge
Not glamorous, and not always the leak itself — but it's where you first see that water has been getting behind the edge for a while.
Worth knowing
The 25% rule, and why it matters to your quote
Before 2022, Florida's building code said this: repair more than 25% of a roof section in any 12-month period and the entire roofing system has to be brought up to current code. In practice that turned a lot of repairs into full replacements, because once you crossed the line the cost jumped and the insurer often wouldn't cover the difference.
Senate Bill 4-D changed it in 2022. The exception now sits in s. 553.844(5), Florida Statutes: if the existing roofing system or roof section was built, repaired or replaced in compliance with the 2007 Florida Building Code or any later edition, then only the repaired portion has to meet current code. The rest of the roof stays as it is.
So the question that decides whether you're looking at a repair or a replacement is often not "how bad is the damage" — it's "when was this roof last done, and to which code". That's a permit records question, and it's one of the first things we check.
The honest caveat. The building code permitting a repair does not mean your insurance carrier will accept one. Some carriers still require a full replacement to keep writing the policy, regardless of what the code allows.
If you're repairing rather than replacing and the roof is near the end of its life, get your carrier's position in writing before work starts. We'll tell you when we think that call is worth making. We can't make it for you — see our note on what a roofer is and isn't allowed to do with an insurance claim.
How it goes
Four steps, and you can stop after any of them.
You call us
Tell us what you're seeing, when it started, and whether water is coming in right now. That last part decides how fast we move.
Someone comes to look
Whole exterior at walking pace, not a glance from the driveway. Attic too if there's safe access. Free, and there's no obligation afterwards.
You get it in writing
Findings, photos, a plain-English explanation, and a price. Urgent, can wait, and honestly fine are three different categories and we'll use all three.
You decide
If it's a repair, most are a half day to a day. If the photographs say you'd be throwing money at a roof that's finished, the report says so, with the pictures to back it.
When replacement is the honest answer
A repair is usually the better outcome. They're quicker, they're cheaper for you, and nobody has to move out of the guest room. But there are roofs where patching is just paying twice.
Replacement is the right call when the deck underneath has gone soft over a wide area — once plywood has been wet long enough to delaminate, there's nothing to fasten to. When the underlayment has failed generally rather than in one spot, a tile roof is a rain screen, not a waterproof layer; the underlayment is what actually keeps water out, and when it's brittle across the whole slope, new tile on top of it buys you a year. When it's the fourth repair to the same roof in three years. And when the cost of doing it properly gets close enough to replacement that replacement is plainly the better buy.
You get the photographs that led to that conclusion. If you want a second opinion, take them with you — they're yours.
What repairs run
We won't put a number on your roof from a web page, because we'd be guessing and you'd be annoyed when the guess was wrong. What we will do is explain how the number is built: access, how much of the roof has to come off to reach the problem, whether the material is still made, and whether the deck under it is sound.
Small tile repairs and boot replacements are usually the cheapest thing a roofer does. Valley and flashing work costs more because more roof has to come off to do it right. Anything where the deck is wet is an unknown until it's open — and it should be called an unknown rather than quoted as a number that has to be revised later.
Roof repair
Questions we get asked most
Can you repair just part of a tile roof, or does the whole thing have to go?
Usually just the part. Florida's building code used to cap repairs at 25% of a roof section in any 12-month period unless the whole roof was brought up to current code. That changed: under s. 553.844(5), Florida Statutes, if your roof was built, repaired or replaced to the 2007 Florida Building Code or later, only the part being repaired has to meet current code — the rest can stay. Most Lee County roofs from 2008 onward qualify. Permit history is worth checking before anyone quotes.
How fast can you get out here if it's leaking?
Call us. For an active leak the aim is someone out the same day or the next business day, and where the repair itself can't happen immediately, getting it dried in stops it getting worse. Don't use the contact form for water coming in right now — the phone is faster.
Will a repair void my roof warranty?
A manufacturer's material warranty usually survives a repair done to spec with matching materials. A workmanship warranty from whoever installed the roof may not, if they wrote it that way. If you still have paperwork from the original install, show it to us before we start and we'll read it with you.
Do you match the tile?
We try, and we'll tell you honestly how close we got. Discontinued profiles are the hard case. Sometimes the right answer is pulling matching tile from a less visible slope and putting the new tile there instead — so the repair doesn't stare at you from the street.
Do I need a permit for a roof repair in Lee County?
For anything beyond a very minor patch, yes — and your contractor pulls it, not you. A roofer who suggests skipping the permit is telling you something useful about how they work. Unpermitted roof work turns up later, usually at the worst moment: when you sell, or when you file a claim.
Book a look
Have someone come and look at it.
Free, about an hour on site, and you keep the photographs and the written report whatever you decide to do afterwards.
Get it looked at before it gets bigger.
Free inspection, photos of everything, and a straight answer about whether this is a repair or something larger. No obligation either way.
Book a free inspection