Lake · Polk · Osceola · Orange counties
We are roofing specialists for short-term rental properties, licensed and permitting in all four counties that meet at Four Corners. Inspection and written estimate within 24 hours, work scheduled into the gaps in your booking calendar, and three days on the roof instead of a week.
From your request to a written estimate in your inbox, with photographs.
On the roof for a typical 4–6 bedroom pool home. Never open overnight.
Off your calendar, start to finish. We schedule against your bookings, not ours.
The materials are the same everywhere. The difference is how many nights come off your listing.
Kept on your calendar, on one property, on one re-roof. Multiply that by a portfolio.
An illustration, not a quote. Actual duration depends on roof size, pitch, decking condition, and permit timing — all of which we put in writing before you commit.
Why rental roofs are a different job
A roofer who works owner-occupied homes optimizes for price. On a rental, the roof is a line item and the calendar is the business. These are the constraints we build around.
A refunded booking is the nightly rate plus the platform penalty plus a guest who books somewhere else next year. Two of those wipe out whatever you saved on the bid.
Guests who arrive to a dumpster and a tear-off leave three stars and mention it by name. That review outlives the roof warranty on your listing page.
Carriers underwrite a short-term rental differently from a primary residence. Roof age questions tend to arrive sooner and with less patience, and a written finding is what answers them.
A deal under contract with a roof question has days, not weeks. An inspection and written estimate inside 24 hours is often the difference between closing and renegotiating.
Four counties meet here, and two homes in the same resort community can sit in different ones. Different permit office, different fees, different inspection queue. The address decides, not the community name.
Own six doors around Four Corners and you likely own in three jurisdictions. One roofer who pulls permits in all of them beats three roofers who each know one.
The 24-hour turn
Anyone can print "fast" on a truck. This is the promise written down so you can hold us to it, including the part where it does not apply.
Web form, text, or phone. We need the address and gate or lockbox access. You do not need to be there, and you do not need to block a night for us.
A real person replies with the inspector's name and the two-hour window they will be on site. If we cannot make 24 hours, we tell you in that first reply rather than at hour 23.
An inspector walks the roof, checks flashing, boots, valleys, and decking, and shoots thirty to fifty labeled photographs. If the property is occupied, we work the exterior only and never knock.
A numbered Shell Check finding with the photographs, remaining useful life, a scope, a firm price, and the first available dates that clear your booking calendar. Forward it to a carrier, a buyer, or an owner as it is.
Requests received before 3pm on a business day, for properties inside our service area, with access we can use. That covers most of what we are sent.
Named storms, lightning within ten miles, requests after 3pm Friday, and properties we cannot access. In every one of those cases you hear the revised time in the first reply, not later.
Scheduling
This is the part no other roofer offers, and it is the reason to send us your portfolio. Give us read access to the calendar, or just send the blocked dates. We schedule into the gap.
An iCal link, a screenshot, or a text with your open dates. We build the crew schedule against your vacancy, not the other way around.
September and January are cheap nights for you and open weeks for us. Book a re-roof into those windows and the job costs less on both sides of the ledger.
We finish, sweep twice with magnets, and text your cleaner directly so the turn happens the same afternoon. Your next guest checks in on schedule.
If a booking lands mid-job, tell us. We will dry in, pull off the property, and come back — the house is watertight every single night regardless of where we are in the work.
Who we work with
"The inspection flagged the roof and we close in nine days."
"How many nights does this cost me, and when?"
"I have sixty doors and four of them are about to be a problem."
The referral program
Paid on completed work, not on leads, and paid within fifteen days of final invoice. No cap on how many you send. The structure differs by who you are, because the rules do.
Refer another owner in your resort community. Paid by check or ACH once the job closes out. Send five and it is fifteen hundred dollars.
For managers who bring their book of properties. Structured as a written vendor agreement with volume terms rather than a per-job payment.
Referral payments go to property owners and management companies. We do not pay referral fees to licensed real estate agents — Florida rules require that compensation to a licensee be disclosed and generally flow through their broker, and we would rather not put an agent crossways with Chapter 475. Agents are welcome to send us work and we will treat it the same way; there is simply no payment attached. Referral amounts shown are current terms and may change; the terms in your signed agreement govern.
Questions
No. Most of our rental work is done for owners who never set foot on the property. You get the photographs, the written finding, the scope, and dated progress texts through the job. Access is a lockbox code or a gate call. We are set up for this because most of the market here is.
We can inspect with guests in residence — exterior only, no knocking, no interior access. We will not tear off over an occupied stay. That is a guest safety issue and a review problem, and no schedule is worth either.
The house gets dried in before the crew leaves, every day, without exception. Underlayment and flashing go on the same day the old roof comes off, so the property is watertight overnight regardless of weather or where we are in the work. If rain moves a date, you get a text with the new date the same day.
Yes. We keep approved shingle colors and profiles on file for the resort communities we work in and submit the architectural request with you. It is one of the slowest parts of a re-roof here, which is exactly why we start it the day you sign rather than the week we mobilize.
It is the normal case here and we are set up for it. Lake, Polk, Osceola, and Orange each run their own permit office, fee schedule, and inspection queue, and the property's legal address decides which one applies rather than the resort community name. We pull in all four, so a portfolio spread across county lines stays on one schedule and one invoice instead of three roofers and three timelines.
Then the finding says so, in writing, and you owe us nothing. That document has value on its own — it answers a carrier, it satisfies a buyer's inspector, and it stops you from spending twenty thousand dollars a few years early. It is the same product we give homeowners and we do not change the standard because a property earns income.
Around eight. Below that a normal estimate is simpler for everyone. Above it, the annual audit starts paying for itself in avoided emergencies, because you stop finding out about a roof from a guest at eleven at night.
Roofing the house you live in?
Same crews, same standard, different page. The Shell Check is a free written inspection you can send to your insurance carrier, and sometimes it says your roof is fine.
Inspection, photographs, and a written estimate within 24 hours. No obligation, no sales visit, and no night blocked on your calendar to get it.
Managing a portfolio? Call (407) 280‑3786 and ask for the portfolio audit, or send the addresses to info@overarmorfl.com.