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Tamko Home Additions & ADU: The Miami Owner’s Guide
Tamko home additions and ADU projects in Miami run $53,100 – $153,400 installed, depending on square footage, foundation work, and the complexity of tying into your existing roofline. That’s the number we put in writing before any demo starts. When a Tamko product line is involved, most homeowners reach out because a previous contractor’s tie-in failed: flashing pulled away, a seam opened at the roof-to-wall junction, or the new slab settled and cracked the transition. We stock the Tamko-compatible flashing, underlayment, and sealant systems needed to fix these correctly the first time.
Which Tamko Models This Applies To
Tamko manufactures a broad envelope of roofing and waterproofing products, and if your addition or ADU was built with Tamko shingles, underlayment, or flashing, the compatibility question comes down to the specific series. The common lines we see on Miami additions are Heritage shingles, MetalWorks steel panels, and the deck and wall waterproofing membranes. Here’s the gotcha most homeowners don’t know: Tamko underlayment and flashing systems are engineered as a matched set. Mixing a Tamko shingle with a generic peel-and-stick from a big-box store voids the system warranty and creates a seam that Miami humidity will find within two years. We match the product line exactly. If you’re not sure what’s on your roof, check the permit file from when the addition was built, or look for the Tamko wrapper left in the attic or garage. OEM Tamko flashing is the right call for anything under warranty. For out-of-warranty repairs, we’ll offer a quality aftermarket equivalent only when it’s genuinely as good; otherwise we tell you to buy the OEM part and we install it.
Styles & brands we work with
Signs Your Tamko Home Additions & ADU Is Failing
- Water staining at the ceiling where the addition meets the original house. This is almost always a failed transition flashing. The two structures move independently in Miami’s heat and humidity, and the seam opens. Water follows the path of least resistance, which is usually your drywall.
- Shingles lifting or curling on the addition but not the main roof. Additions often get less attic ventilation than the original structure. Trapped heat cooks the Tamko shingles from below and they start to fail years early. We see this on Coconut Grove additions built in the 1990s regularly.
- Cracks in the slab or stem wall at the addition perimeter. Miami sits on limestone, and fill soil settles. When the new foundation moves and the old one doesn’t, the crack telegraphs up through the walls and into the roofline.
- Doors or windows in the addition that stick in summer. The frame is absorbing moisture and swelling. That points back to a flashing or underlayment breach around the rough openings where Tamko products were specified but maybe not installed correctly.
- Mold smell inside the ADU after heavy rain. If the Tamko waterproofing membrane wasn’t run up the wall correctly, water wicks in behind the siding and sits there. By the time you smell it, it’s been happening for months.
See the difference
Before
After
Before
After
Before
AfterReplacement Cost & What’s Included
A full Tamko home addition in Miami runs $53,100 – $153,400. A standalone ADU built new lands between $106,200 and $259,600 depending on whether you’re adding a bathroom and kitchen or keeping it a shell. What drives the number: the foundation method (slab on grade is cheaper than pier-and-beam), the roofline tie-in (a simple shed roof costs less than a full hip intersection), and whether your Tamko products need replacement or just repair. Parts and labor are always separate line items on our written quote, and we never change the number once the job starts unless you change the scope. Every project carries the 365-Day Done Right Promise in writing. If the tie-in fails, the flashing pulls, or the membrane leaks inside that year, we come back and fix it at no charge. That’s not a sales pitch. It’s the Kingswell Way, and it’s been that way since 2004.
DIY or Call Us?
Tamko parts work is not a weekend DIY project, and I’ll say it plainly: the danger here is the roof, not the flooring. Working at the roof-to-wall junction means being on a ladder at height, handling flashing, and dealing with Miami’s afternoon thunderstorms that roll in fast. What you can safely check yourself: look for visible gaps in the flashing with binoculars from the ground, check your attic for water stains after rain, and make sure the addition’s vents aren’t blocked by insulation. If you find a gap, don’t caulk it; caulk is temporary and hides the problem, it doesn’t fix it. The fix is removing the shingles, replacing the Tamko flashing, and reinstalling to spec. Call (850) 988-7559 and we’ll give you a number first, then pick up the tools.
FAQs
With correct installation, a Tamko-protected addition envelope should last 20 – 30 years on the roof and 30+ years on the waterproofing, but Miami’s humidity and UV load age materials faster than the manufacturer’s national average. We routinely see additions fail at 12 – 15 years when the original installer skipped a flashing step.
Yes, and in most cases we’d rather repair a Tamko flashing or membrane issue than re-roof the whole addition. But repair only works when the underlying substrate is still sound. Once water has been getting in for more than one wet season, the framing is usually compromised and a full replacement becomes the honest call.
Expect 6 to 16 weeks for a full addition, depending on permitting and foundation. We pull permits before any work starts and inspections are part of the schedule. You’ll have a written timeline, not a guess.
We keep Tamko flashing, underlayment, and sealant for the most common addition tie-ins on our trucks, and we can source the full Tamko line through our Miami supply channels within a few days. If we don’t have it, we tell you that on the phone, not after we’ve already opened the roof.
Written by Trevor Nash, Owner, Penhallow Remodeling Miami at Penhallow Remodeling Miami, serving Miami and nearby areas.
