Kissimmee Premium Roofing: Roof Replacement, Repair & Storm Damage
Expert residential and commercial roofing services. Photographed condition reports written to be read from another state.
- ✓Certified Florida roofing contractor, licensed and insured
- ✓Two documented inspections a season on seasonal homes
- ✓Photo reports written to be read from out of state
- ✓Se habla español
Kissimmee Premium Roofing is a certified, insured roofing contractor in Kissimmee, Florida, handling roof replacement, leak repair, storm damage and commercial low-slope work across Osceola and south Orange County. We install architectural laminate shingle, concrete and clay tile, standing seam and 5V crimp metal, and two-ply modified bitumen on lanai and porch decks.
We work on a lot of houses nobody is living in this week. About one in seven homes in Osceola County is held for seasonal, recreational or occasional use, which is more than four times the national rate, and seven of every ten empty homes here are empty for that reason rather than because they are for sale. That changes the job.
It means a leak gets a head start before anyone reports it, so we build in redundancy underneath the surface and we inspect on a fixed schedule instead of waiting for a phone call. It also means the paperwork matters. Every job leaves you with dated photographs, a written scope and the permit number, wherever you happen to be reading it. The roof is part of the asset, and we write it up that way.
Why Kissimmee Chooses Kissimmee Premium Roofing
- ✓We inspect seasonal and rented properties twice a year, once after the storm months and once before the busy stretch, and you get both reports whether or not anything needs doing.
- ✓Our certified state license lets us permit in Osceola, Orange and Polk on the same credential, so a house sitting on a county line never waits for a second contractor.
- ✓Every leak repair includes a moisture survey of the ceiling below, because in a house that sits empty the stain you can see is smaller than the wet area you cannot.
- ✓We will not coat a steep-slope shingle or tile roof. A coating hides the substrate, and readable condition is worth more than a warranty sticker on a property you visit twice a year.
- ✓We tell you the year we think your roof should be replaced, in writing, and we would rather you budget three seasons ahead than call us the week a ceiling stain appears.
- ✓Emergency authorization, access and a spending cap are agreed before the season starts, so a dry-in never waits on a phone call to a different time zone.
About Kissimmee Premium Roofing in Kissimmee, FL
Kissimmee Premium Roofing works Kissimmee, St. Cloud, Celebration, Poinciana, Four Corners, Davenport and the south Orange County line, on shingle, tile, metal and low-slope roofs. A large share of what we touch is second-home and rented property, so we have built the business around the two things those owners actually need, which are documentation and a schedule they can plan around.
That shapes how we quote. Everything is written down: the materials by name, the fastener pattern, the flashing details, a per-sheet price for decking before we find any, and photographs at each stage. We would rather spend an extra hour on paper than have a conversation later about what was agreed, particularly with someone who is reading it in another state.
When not to hire us. If you want a roof coated instead of replaced on a steep-slope shingle house, we are the wrong contractor and we will say no. If your only requirement is the cheapest number in the stack, someone will beat us and you should take it. And if you are two years out from selling a property with a sound roof, we will tell you to spend the money on the repair list instead.
Our Roofing Services in Kissimmee, FL
Roof Replacement
Replacing the roof on a house that earns money is a calendar decision before it is a materials decision. You choose the year and the month.
Roof Leak Repair
The hard part of a leak in a vacation home is not the hole. It is the head start.
Storm Damage Restoration
After a storm the usual first witness is the owner. Somebody heard the bang at two in the morning and can say when it happened.
Hail Damage Roofing
Here is the unglamorous truth about hail in Osceola County. It happens, mostly in spring, and it is nothing like the plains.
Wind Damage Roofing
Wind damage on an empty house is a slow story, not a sudden one. A summer squall lifts three tabs on a rake edge in June.
Roof Inspections
Most roof inspections in this trade are sales visits wearing a clipboard. On a house you cannot walk through every week, an inspection is a different instrument entirely.
Asphalt Shingle Roofs
Asphalt shingle is what most of this county is wearing, and for a rented or seasonal house it is usually still the right answer. It is fast to install, fast to repair in a hurry, and every crew in Central Florida can work on it at short notice.
Metal Roofing
Metal is a good roof and often the wrong purchase. Whether it makes sense on your property comes down to one number that has nothing to do with roofing, which is how long you intend to own the house.
Tile Roofing
Here is what people get wrong about tile roofs: the tile itself is almost never what fails. Concrete and clay tile outlast the house.
Flat and Low-Slope Roofing
Almost every low-slope roof we touch in this market is small and attached: a lanai cover, an entry porch, a bonus room over the garage. Tiny in area, and responsible for a share of our leak calls that is out of all proportion to it.
Roof Coatings and Sealing
This is the page where we argue you out of a purchase. We coat low-slope membranes and we coat metal, and we do it well.
Roof Ventilation
An attic over an empty house behaves differently from an attic over a family. The thermostat sits at eighty with the humidistat doing the work, nobody is showering or cooking, and then a turnover crew arrives, drops it to seventy-two and props the doors open for four hours.
Skylights
We install skylights and we are glad to. We also spend a good part of this page talking owners of rented houses out of them.
Gutters and Downspouts
Gutters on a vacation home have one job people underrate: keeping water away from the pool deck and the slab edge while nobody is there to notice it going the wrong way. A blocked run does not announce itself.
Fascia and Soffit
Fascia and soffit are the edge of the building envelope, and on a house that sits empty they are also the front door for everything that wants to live in your attic. A popped soffit panel is an open invitation, and nothing inside the house is going to object.
Chimney and Flashing
Let us start with what you probably do not have. Very few houses in this market have a masonry chimney.
Emergency Tarping
The failure mode on an absentee-owned house is almost never the tarp. It is the two days before the tarp, spent waiting for an owner in another time zone to answer a phone, approve a number and work out who has a key.
Commercial Roofing
Our commercial work in this market looks different from most. A lot of it is the buildings that support the vacation-home economy: small hotels along the US 192 corridor, community clubhouses, pool cabanas, management-company offices and the amenity buildings inside the resort communities.
Insurance Claim Help
The claim problem on a seasonal property is not the damage. It is proving two things you were not there to see: when the loss happened, and what the roof looked like the day before it did.
Commercial Roofing in Kissimmee and Across Osceola County
We roof and maintain the buildings that hold up the visitor economy here: small hotels along the US 192 corridor, community clubhouses and pool cabanas inside the resort subdivisions, management-company offices, retail strips and light industrial space out toward the rail yards. Most of it is low-slope, most of it is occupied while we work, and most of it belongs to somebody managing several roofs at once rather than one.
- ✓TPO at 60 and 80 mil, EPDM, and two-ply modified bitumen assemblies
- ✓Mechanically attached, fully adhered and ballasted assemblies by deck type
- ✓Curb flashings, pitch pans and drain clamping rings surveyed individually
- ✓Portfolio condition surveys with a replacement year attached per building
- ✓Sectioned work programs on occupied hospitality property
- ✓Rooftop equipment coordination and post-work penetration audits
- ✓Manufacturer system warranties with the transfer terms explained
- ✓Scheduled maintenance with photographed reports each visit
Recent Projects Across Osceola and south Orange County
How It Works
- Inspection and Written Condition Report. The first visit is a survey and nothing else. Anything we can stand on gets walked, anything too steep or too brittle gets shot with a pole camera, and then we go inside and read the underside of the sheathing. Numbered photographs, moisture readings and an estimated remaining life come back to you before price is ever mentioned.
- A Scope You Can Read From Anywhere. The estimate names the shingle or tile, the underlayment, the fastener pattern, the flashing details and what happens if we find rotten decking, with a per-sheet price agreed up front. No allowances, no line that says miscellaneous, and no surprise on the final invoice.
- Permits, Then a Scheduled Start. We pull the permit in Osceola, Orange or Polk County as the address requires, and we book the start against your calendar rather than ours. If the right week is in the low season, we will tell you to wait for it and put you on the schedule then.
- Dried In Daily, Documented at the End. No deck sits in felt overnight. Each day ends dried in, the site gets magnet-swept, and when the final inspection passes you get the closed permit, the deck photographs, the underlayment and shingle lot records and the workmanship warranty in one file.
What Kissimmee Customers Say
We own the house from Michigan and had been told for two years that the tile roof was fine. They lifted a section, showed us photographs of the felt underneath, and explained that the tile was never the issue. Relay booked for September, which is our quiet month. Nobody else even asked when our quiet month was.
Called about a ceiling stain in the guest bedroom. They found a cracked pipe boot in twenty minutes, replaced it the same afternoon, and then sent a moisture map showing the wet area was three times the size of the stain. Cost me a small repair and a fan. Would have cost a great deal more in a month.
Another company quoted me a coating with a twenty year warranty on a twenty-one year old shingle roof. These folks turned the job down flat and told me why, then priced the replacement without any pressure. I waited eight months and used them. Straight answers are worth paying for.
The soffit panels along the back had been out for who knows how long and there were wasps in the attic. They rebuilt the sub-fascia where it had gone soft rather than just wrapping over it, and showed me the carpentry before it was covered. Photographs of everything, sent the same day.
Service Areas
Kissimmee Premium Roofing serves Kissimmee, FL and surrounding communities including:
Frequently Asked Questions
How fast do you get to a leak if I am not in Florida?
We treat absentee properties as priority calls because nobody on site can slow the water down. What speeds it up enormously is setting things up in advance: a pre-approved dollar cap for emergency dry-in, a named contact for your property manager and a lockbox or gate code we already hold.
With that in place we can be on the roof and send you photographs before you have finished reading the first message. Without it, we lose a day or two to approvals while the ceiling gets wetter.
Does a reroof actually need a permit here in Osceola County?
Yes. A reroof is permitted work in Osceola County and in Orange and Polk as well, and it is inspected, usually with a dry-in inspection after the underlayment goes down and a final once the covering is complete. The permit has to be pulled by a licensed contractor and it has to be closed.
An open or expired roofing permit shows up in the county record and can hold up a sale, which matters if the property is an investment you intend to exit.
How do I check that a roofer is properly licensed here?
Florida licenses roofing contractors under Chapter 489 of the statutes through the DBPR and the Construction Industry Licensing Board, and there are two kinds. A certified contractor holds a state certificate and can contract anywhere in Florida. A registered contractor can only work in the jurisdiction that issued the registration.
Ask for the license number and look it up on the DBPR site before anyone gets on your roof. It takes about a minute and it is the single best filter you have.
How long will my roof be out of service during a replacement?
A typical single-story shingle reroof in this market runs one to three working days depending on the size, the pitch and how much decking we find. Tile relays take considerably longer, often a week or more, because the tile has to come off, stack, and go back. The house is dried in every evening, so it is weathertight overnight, but it is not a quiet or clean place to be while the tear-off is happening.
My roof is 19 years old and not leaking. Should I wait?
If you live in the house, waiting is often reasonable. If it is a rental or a second home, our honest advice is usually the opposite. The cost of a planned replacement is the roof. The cost of an unplanned one is the roof plus the decking, the insulation, the ceiling below and whatever was booked that week, and you will be making decisions about it from a distance and in a hurry. Pick the month yourself.
Will you tell me if a repair is enough instead of a replacement?
Yes, and we do it regularly. Split pipe boots, a failed step flashing, a lifted rake edge or a packed valley are repairs, not reroofs, and on a roof with real life left in it that is what we will quote.
Where we stop is when we are the third repair on the same plane, when the mat has gone, or when the decking is soft across more than a slope. At that point patching is just renting time at a poor rate.