Perkins Roofing Corp.

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Metal roofing company · Miami & South Florida Standing seam, specified for South Florida wind.

Standing-seam metal roofing.

Perkins Roofing installs and repairs standing-seam metal roofs across six South Florida counties, from offices in Miami and Jupiter. Send your address and what matters to you, and we will walk through the panel, finish, flashing and coastal details for your home.

In Miami-Dade and Broward — the High Velocity Hurricane Zone — ask which Miami-Dade Notice of Acceptance or Florida Product Approval covers the exact panel system.

Budgeting a re-roof? Start with the South Florida roof replacement cost guide.

Discuss your metal roof
Miami office 305-642-7663 Jupiter office 561-559-7663
Explore the roof system
Aerial view of a multi-plane standing-seam metal roof in a Perkins service photograph.METAL / THE DETAILS MATTER
Standing-seam roof geometry · Perkins service photography

★ 4.8 · 5.0228 Google reviews · Miami 4.8 · Jupiter 5.0

CCC1331944Active Florida certified roofing contractor license

Since 1980FRSA & RCASF member · Polyglass contractor

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How close to salt water can a metal roof be in Florida?

It depends on the metal, the finish and the manufacturer. Englert publishes no Galvalume steel warranty within half a mile of salt or brackish water, and from December 31, 2026 the Florida Building Code (9th Edition, Section 1711) generally requires stainless steel for exposed roof fasteners within 300 feet of a saltwater coastline. Check your address with the salt or brackish water check.

Sources: Englert sample roof warranty · FRSA: new FBC corrosion-resistance requirements · Gulf Coast sample warranties

What does a standing-seam metal roof cost in South Florida?

Rough estimate: Perkins plans standing-seam metal re-roofs at about $1,100 to $2,300 per square (100 square feet) installed, with tear-off of one layer, underlayment, flashing and the permit. Panel metal, profile, gauge and finish move the number. It is a planning range, not a quote; the price comes from a measured inspection and a written proposal.

Source: Perkins roof replacement cost guide (2026 planning ranges)

What product approval does a metal roof need in Miami-Dade and Broward?

Miami-Dade and Broward are the High-Velocity Hurricane Zone, so the exact panel system, clips and fasteners need approval for HVHZ use: usually a Miami-Dade Notice of Acceptance (NOA) or a Florida Product Approval listed for the HVHZ, installed as the approval describes. Ask any roofer for the approval number and check it yourself.

Sources: Miami-Dade product approval (NOA) search · Florida Product Approval search · Perkins guide: what the HVHZ means for your roof

Four decisions behind the finish

Know what goes
into your roof.

A covering is part of an assembly. Explore the questions that turn a material preference into a more complete project conversation.

Choose for the address. — metal roof study Roof form, covering and structural support are reviewed together. Not a specification. METAL / 01 Covering + loadReview the existing structure

01 / Panel & exposure

Choose for the address.

Color is one decision. Panel substrate, finish, roof slope and proximity to salt water also affect suitability and the terms a manufacturer will offer.

  • Panel profile, steel or aluminum and finish
  • Roof pitch, geometry and fabricated transitions
  • Coastal exposure and written warranty review
Discuss these details ↗
Follow the water to the edge. — metal roof study Separated layers show covering, underlayment and deck; arrows show drainage direction. Not a specification. METAL / 02 CoveringUnderlaymentDeck

02 / Seams & flashing

Follow the water to the edge.

Raised seams are only part of the picture. Eaves, walls, ridges and penetrations need compatible flashing and closures, with underlayment appropriate to the specified panel system.

  • System-specific slope and drainage requirements
  • Compatible underlayment and temperature limits
  • Ridge, eave, wall and penetration details
Discuss these details ↗
Let the assembly do its job. — metal roof study Highlighted attachment locations illustrate the need for system-specific fastening. Not a specification. METAL / 03 System-specific attachmentMarker positions are approximate.Spacing depends on the approved system.

03 / Clips & movement

Let the assembly do its job.

Standing-seam systems use concealed attachment details that depend on the selected panel. Clips, fasteners, substrate and provisions for thermal movement must work together.

  • Tested panel and attachment assembly
  • Design pressures and fastening substrate
  • Thermal movement and compatible metals
Discuss these details ↗
Inspect the small details. — metal roof study A magnified roof edge illustrates inspection of surface condition and flashing. Not a specification. METAL / 04 Surface, edges & hidden conditions

04 / Long-term care

Inspect the small details.

A metal covering still needs inspection and care. Coatings, sealants, fasteners and flashing have their own maintenance needs; a long warranty term is not a prediction of roof life.

  • Panel finish, cut edges and debris
  • Penetration seals and flashings
  • Manufacturer maintenance and exposure terms
Discuss these details ↗

Material & assembly guide

What sits beneath
the finished roof.

Six parts of the conversation, from structure to attic conditions. This explains their roles; exact products, dimensions and installation are defined in the project documents.

Deck & structural support

Review the existing deck, damaged areas, attachment and the structure supporting the proposed covering. The project documents determine repairs and fastening.

Secondary water resistance

Identify the approved approach to deck seams and water resistance. Some systems combine functions; these are not necessarily six separate installed layers.

Compatible underlayment

Confirm the temperature rating and compatibility required by the metal roofing manufacturer. Requirements depend on panel type, substrate and assembly.

Flashing & drainage

Coordinate valleys, wall transitions, penetrations and eave details so water has a continuous path off the roof.

Standing-seam panels

Raised seams and concealed attachment produce the characteristic profile. The exact panel, seam, clips and fasteners belong to the specified assembly.

Ventilation & attic conditions

Review moisture, insulation and the existing attic design. Ventilation details must suit the assembly; a sealed attic requires a different approach.

Get a rough estimate for your roof ↗Visit Roofing 101 ↗

Coastal behavior

South Florida belongs in the specification.

Heat, salt exposure, wind and rain affect different parts of the roof. Discuss the conditions at your address.

Sun & heat

Finish, color and solar reflectance affect heat absorption. Compare the selected finish and the attic system; do not assume every metal roof delivers the same temperature or energy result.

Salt air

Review panel substrate, coating, cut edges, flashings and compatible fasteners. Coastal warranty exclusions can differ between products from the same manufacturer.

Wind uplift

Panel dimensions, seams, clips, fasteners and deck form an assembly. Confirm the approved system for the design pressures at your property.

Wind-driven rain

Raised seams do not remove the need for properly formed closures and flashing. Wall, ridge, hip and eave transitions remain important inspection points.

An informed next step

Start with condition.
Then choose the scope.

A material choice should support the building, your priorities and the actual findings. Bring the address, leak history, existing reports and any association requirements.

Request a roof conversation

Where metal can fit

Metal is worth discussing where a lighter covering, a standing-seam appearance or the design of the building supports it. Minimum slope and coastal suitability are specific to the selected system.

What changes the scope

Small roof planes, dormers, wall junctions and penetrations increase fabrication. Association restrictions, access, existing deck condition and material choice also affect the proposal.

Explore roof repairs ↗New roofs & re-roofs ↗

Address-level screening

Check the coast
before the coating.

Gulf Coast’s sample warranties distinguish products and exposure conditions. Check your home’s distance to salt or brackish water: enter the address, then review the roof and the nearest mapped water on satellite imagery.

The measurement point, type of water, substrate and finish matter. Preliminary screening helps frame the question; Gulf Coast Technical Services and the executed warranty determine coverage.

Read Gulf Coast’s sample warranties ↗What drives metal roofing prices ↗

Panel, deck & uplift

How is a metal roof panel matched to the structure below it?

A standing-seam panel is approved as part of an assembly, never on its own. In Miami-Dade and Broward, the High Velocity Hurricane Zone, the useful question for any proposal is which approval covers this panel, on this deck, at the wind pressures this roof has to resist.

The deck

The Florida Building Code requires metal roof panels to go on a solid or closely fitted deck unless the panel is designed for spaced supports. A Miami-Dade Notice of Acceptance (NOA) for a metal panel names the deck it was tested on, the minimum sheathing thickness for new construction and for re-roofing, and the minimum deck nailing. If the house does not match, the approval does not cover it as built.

Attachment & uplift

Metal panel systems must be tested for wind uplift (UL 580, ASTM E1592 or the Florida TAS 125 test). The NOA reports maximum design pressures separately for the field of the roof and for the perimeter and corners, together with the clip, screw and spacing that achieved them. Your roof’s design pressures come from its height, shape and exposure; the approved assembly has to meet them zone by zone.

The approval number

Ask for the NOA or Florida Product Approval number for the panel, the clips and the underlayment, then look them up yourself in the Miami-Dade product search or the Florida Product Approval search. Check the expiration date and the slope range. The NOA must be available at the job site for the building inspector. An approval belongs to a product and assembly; the permit and inspections check the installation.

Cost & scope

What changes the total cost of a metal roof project?

Two roofs with the same area can need very different work. These are the conditions that move a metal roof replacement up or down, and the ones that stay hidden until the old roof comes off.

Roof shape

Every hip, valley, dormer, wall junction, skylight and pipe needs cut panels and fabricated flashing. A simple gable needs far fewer transitions than a multi-plane roof of the same size, and steeper pitch changes staging and safety set-up.

Access

Where panels can be staged and lifted, how debris leaves the site, protection for landscaping and pools, and association or building rules on work hours all belong in the scope.

Existing covering

The type and number of layers to tear off and dispose of matter. In the HVHZ the code does not allow a new roof over existing tile, wood shingles or shakes, slate or metal shingles, so those come off.

Supporting conditions

Deck thickness and nailing compared with the panel’s approval, rotted sheathing, fascia, adjoining flat or low-slope sections and attic ventilation can each add work.

Can square footage alone price a metal roof?

No. Area sets the panel quantity; it does not show the flashing, tear-off, deck repairs or access, and a home’s floor area is not its roof area once pitch and overhangs are counted. The per-square figure above is a rough estimate for planning, and the roof calculator gives another rough estimate from a roof you trace. The price comes from an inspection and a written proposal.

What can only be checked after tear-off?

The Florida Building Code warns owners that the deck is usually concealed until the existing roof is removed and may have to be renailed to current code, and all deteriorated sheathing must be replaced. Rot at old leak points, delaminated plywood, the actual nail type and spacing, and damaged fascia or rafter tails often only show then. A proposal should say how that work is priced before it starts.

What belongs in a metal roof proposal?

The roof areas included and excluded; layers removed and disposal; panel profile, metal (steel or aluminum), thickness and finish; the approval numbers for panel, clips and underlayment; flashing, trim and penetrations; deck renailing and how replacement sheathing is priced; permit and inspections (Perkins pulls the permit for every roof it installs); schedule and payment milestones; the written manufacturer and workmanship terms; exclusions; and the contractor’s license number. Our metal roofing price guide has a line-by-line checklist.

Before you call

What should you have ready when you ask for a metal roof estimate?

The estimate is free. The estimate form asks for your name, email, phone and the property location, and the team replies within one business day. These details make the first visit more useful:

The property

The address, whether it is a house, townhouse or condominium, and any association or historic-district approval the work needs.

The roof today

What covers it now, its approximate age and any earlier permit, roof report or wind-mitigation report you have.

Leaks & photos

Where and when water has appeared inside, plus photos taken safely from the ground. Please do not climb onto the roof.

What you want

Panel look, color, steel or aluminum, and timing. On the coast, run the salt or brackish water check first, because distance to water can change which finishes a manufacturer will warrant.

Request a free estimate

Inspection & maintenance

Who sets the inspection and maintenance requirements for a metal roof?

Mostly the manufacturer, through its installation instructions and written warranty; then the product approval and the Florida Building Code, which govern how the roof is installed and repaired. Read the executed warranty for your exact product.

The manufacturer

Englert’s sample warranty, for example, requires an annual fresh-water rinse of prepainted aluminum within half a mile of salt or brackish water, with records the owner keeps. It bars abrasive or chemical cleaners and excludes damage from debris left on the panels and from unapproved attachments through them, such as solar mounts.

The code

In the HVHZ, repairs to more than 25 percent of a roof area or section within 12 months mean replacing that roof system to current code, so repairs are permitted work, not just upkeep.

Your maintenance plan

Perkins roof maintenance visits clear drainage paths, check flashing, sealants and penetrations, keep a photographed written history, and match the cleaning method to the manufacturer’s guidance.

Where we work

Which cities in Miami-Dade and Broward do you serve?

Metal roofs in Monroe, Miami-Dade, and Broward counties are handled from the Miami office at 575 NW 152nd St, Miami (305-642-7663); Palm Beach, Martin, and St. Lucie from the Jupiter office. In the City of Miami and the cities below, each local page covers its permits and roof types.

Practical answers

Before you choose
your metal roof.

Material fit, maintenance, local requirements and the details worth asking about.

Explore the roofing article archive ↗
How long does a metal roof last here?

Service life depends on the panel, finish, installation, exposure and maintenance, together with the underlayment and flashing. Warranty duration does not establish remaining roof life. Ask for the exact proposed system and its written coverage rather than a universal lifespan.

What is the difference between standing seam and exposed fastener?

Standing seam uses raised panel joints and concealed attachment details. Exposed-fastener panels are fastened through the panel face and rely on the specified seals at those locations. Both require the correct assembly and maintenance; standing seam does not make every roof penetration disappear.

Does a metal roof rust in salt air?

Steel, protective coatings and aluminum behave differently in coastal exposure. Review the exact substrate and finish, compatible accessories and manufacturer exclusions. No metal roof should be described as universally corrosion-proof.

How close can a Gulf Coast metal roof be to salt water?

Gulf Coast publishes different sample warranty terms for different substrates and finishes. The type of water, exposure, measurement point and selected product all matter. Use the salt or brackish water check on the homepage (/#salt-water-check) as preliminary screening, then obtain a written manufacturer determination; a map result is not warranty approval.

How flat can a standing-seam roof be?

Minimum slope depends on the tested panel system, applicable code, product approval and installation instructions. Some assemblies allow lower slopes than others. Do not apply a slope from one panel or warranty to a different system.

Do metal roofs need a fire classification?

Fire classification concerns the roof assembly, not simply whether the panel is metal. Verify the listing, underlayment and installation details needed for the proposed building and jurisdiction.

Is a metal roof loud in the rain?

Sound depends on the complete construction below the panels, including the deck, insulation and interior. An open carport and an enclosed home will behave differently; discuss unusual acoustic requirements before choosing the assembly.

Is metal cooler than tile or shingle?

Solar reflectance and thermal emittance of the finish, attic design and insulation all influence heat performance. Compare the specified products and building conditions. Material choice alone does not establish cooling savings.

Can metal go over my existing roof?

Recovering an existing roof depends on code, the permitted assembly, weight, existing conditions and local review. Leaving the old covering can limit access to inspect or repair the deck. Confirm whether removal is included in the proposed scope.

Is there state help with metal roof mitigation work?

My Safe Florida Home offers inspections and grants for eligible wind-mitigation improvements. Eligibility, funding and application steps can change. Check the official program before committing to work; a roof proposal does not establish grant approval or reimbursement.

Check the source.

Confirm the current requirements for your address and the exact proposed assembly. These references support the questions above; they do not approve a specific roof.

Miami-Dade roofing code guidance ↗Miami-Dade product approval search ↗Florida Product Approval search ↗My Safe Florida Home ↗

Google reviews

What customers say about Perkins

★ 4.8 Miami · 175 reviews★ 5.0 Jupiter · 53 reviews

Google review

“Forget about calling anyone else Perkins is the best in my opinion.”

William RawlsMiami office ·

Google review

“Quality of their work was outstanding. Extremely happy with these guys.”

Nancy YeatsJupiter office ·

Reviews from Google Maps. All Miami reviews ↗All Jupiter reviews ↗

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Your next roof starts here

Bring the property.
We’ll discuss the possibilities.

Speak with Miami or Jupiter about your metal roof, priorities and next steps.

Discuss your metal roof

Scope, products, price, availability and applicable warranties are confirmed for your project.

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