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Tamko Home Additions & ADU: The Orlando Owner’s Guide
We install and support Tamko home additions and ADU projects across Orlando, with full home additions typically running $45,000 – $130,000 and ADU construction landing between $90,000 and $220,000 depending on square footage, foundation work, and finish level. Most Orlando homeowners reach out to us after discovering that an existing addition has a failing roof underlayment, damaged flashing, or a compromised tie-in where the new structure meets the original house. The good news is we stock Tamko-compatible roofing underlayment, ice and water shield, and flashing materials on our trucks, so we can usually diagnose and quote the repair in a single visit.
Here’s the plain version of what you need to know: Tamko makes the roofing and waterproofing products that keep an addition or ADU dry, and in Orlando’s climate, those materials fail faster than they would in most of the country. UV exposure, afternoon thunderstorms, and humidity work on underlayment and flashing year-round. We’ll tell you exactly what failed, what it costs to fix, and whether the rest of the addition is still sound. We’re an independent Orlando contractor, not affiliated with Tamko, which means we give you straight answers about what to use and what to skip.
Which Tamko Models This Applies To
Tamko’s product line for additions and ADUs centers on their roofing underlayments: TW-40, TW-60, and the self-adhering Ice & Water Shield products. The TW-40 is a 40-mil synthetic underlayment that we commonly see on Orlando additions built in the last five to seven years. TW-60 is the heavier 60-mil version, and it’s what we recommend for any ADU roof that will hold a solar array or see frequent foot traffic during maintenance. The compatibility gotcha most homeowners miss: Tamko Ice & Water Shield must be paired with a synthetic underlayment like TW-40 or TW-60 on the same roof deck, not used as a full-field underlayment by itself. We’ve walked onto Orlando job sites where a previous contractor covered entire roof decks in Ice & Water Shield alone, and the result is always the same: trapped moisture, wrinkled membrane, and a shortened roof lifespan.
When it comes to OEM versus aftermarket, the conversation changes depending on the part. For Tamko underlayment itself, we buy the real thing. The cost difference between Tamko synthetic underlayment and off-brand equivalents is negligible, and the warranty language matters if the addition roof ever fails. For flashing, sealants, and fasteners, quality aftermarket products from brands like GAF and Owens Corning perform just as well and sometimes better for Central Florida’s conditions. The real fight in Orlando is with corrosion on flashing at the tie-in point, so we spec galvanized or stainless flashing regardless of whose underlayment sits above it.
Styles & brands we work with
Signs Your Tamko Home Additions & ADU Is Failing
- Water staining on the ceiling where the addition meets the original house. This is the classic tie-in failure. The flashing at that junction takes the most movement as the two structures settle at different rates, and Orlando’s heat expands metal flashing repeatedly until the sealant gives. We see this on a regular basis in neighborhoods like College Park and Winter Park.
- Bubbling or wrinkled underlayment visible at roof edges. Tamko synthetic underlayment that wasn’t fastened properly will lift in high humidity, and once a gap opens, wind-driven rain gets underneath. It’s a slow leak that shows up as staining months or years later.
- Granules washing into gutters after heavy storms. If your addition has a Tamko shingle roof, granule loss is the first sign the shingles are nearing their end of life. Orlando’s afternoon storms are punishing on shingle surfaces.
- Peeling paint or soft drywall on the addition’s exterior wall, not just the ceiling. That points to leaking step flashing along a sidewall, which is common on ADUs built tight to a property line with no overhang. Water wicks sideways, not down.
- A musty smell inside the addition, even on dry days. That smells like trapped moisture behind the walls, whether it’s from a slow underlayment leak or condensation from poor ventilation where the addition framing ties into the older structure. Either way, it needs looking at before it becomes mold remediation.
See the difference
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AfterReplacement Cost & What’s Included
In Orlando, a full home addition runs $45,000 to $130,000, and an ADU runs $90,000 to $220,000. Those are the ranges we write quotes within when the scope is the whole project, not a component repair. But if you’re reading this page, you’re likely pricing a repair, not a new build. A tie-in flashing replacement typically falls between $1,200 and $3,500 installed. A partial underlayment repair, which means cutting out the failed section, re-seaming with Tamko-compatible material, and resealing the edges, usually lands between $900 and $2,800. Full roof replacement on an addition or ADU falls between $8,000 and $20,000, consistent with what we charge for whole-house roof replacement anywhere in the Orlando metro.
Every quote we write includes the parts, the labor, the dump fee if we’re removing old material, and a written line-item breakdown so you see exactly where the money goes. The price we write is the price you pay. If the scope changes because we find hidden damage when we open the wall or the roof, we’ll stop and show you before we do anything else. Our roofing and addition work is covered by the 365-Day Done Right Promise: if something isn’t right within a year of completion, we fix it at no cost to you.
DIY or Call Us?
There’s a line between what you can safely check and what needs a trained eye. You can safely inspect your addition’s interior for water staining, soft drywall, or that musty smell. You can look at visible sections of underlayment at the soffit line for wrinkles or lifting. But once you’re on a ladder with a pry bar thinking about pulling flashing or re-seaming underlayment, you’re now doing roof work on a structure that, by definition, has already failed once. Roof height work and tie-in repairs belong to someone who does this every week, and Isaac Pruett will tell you the same thing: he measures twice and still finds surprises when he opens a wall. Falling off a roof is not the surprise you want.
If the scope is a full addition or ADU build, that’s not a weekend project, period. It’s permits, foundation, framing, electrical, plumbing, roofing, and a dozen other inspections. We pull permits and manage inspections. You get a written price before a single tool is unpacked, and the crew that shows up is background-checked, identity-verified, and introduced to you by name and photo before they ever reach your door. That’s the Threshold Standard, and we don’t waive it.
If you suspect a failing Tamko underlayment, flashing, or tie-in on your Orlando addition or ADU, call us at (850) 920-7745. Tell me what the problem is. We’ll figure out the rest from there.
FAQs
In Central Florida, a Tamko shingle roof on an addition or ADU typically lasts 12 to 18 years, while the synthetic underlayment beneath it can last 20 to 25 years if installed correctly and kept dry. Orlando’s UV exposure and afternoon storms shorten shingle life compared to northern climates. Call (850) 920-7745 and we can inspect your specific roof and tell you how much life is left in it.
Yes, in many cases we can repair a localized underlayment failure rather than replace the whole roof. We cut out the damaged section, overlay it with new Tamko-compatible underlayment, and reseam the edges. The question is whether surrounding underlayment is still sound, and we’ll tell you honestly either way. Call (850) 920-7745 for a free assessment.
Most tie-in flashing replacements take one full day for the crew to complete, including removing old flashing, installing new flashing, resealing, and cleaning the work area. We keep the job site clean at the end of every day. Call (850) 920-7745 and we’ll give you a written time frame alongside the written price.
We stock Tamko TW-40 and TW-60 underlayment, Ice & Water Shield, and the flashing materials we need on our trucks, so there’s no wait on parts when we arrive at your Orlando home. If a specialty Tamko product is required, we source it directly and include it in your written quote. Call (850) 920-7745 and we’ll confirm what’s on the truck before we schedule the visit.
Written by Isaac Pruett, Owner, Mason Remodeling Co Orlando at Mason Remodeling Co Orlando, serving Orlando and nearby areas.
