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Roofing in Miramar, Florida

In November 2020, Hurricane Eta put 16 to 18 inches of rain on several spots in Pembroke Pines and nearby Miramar. That is a lot of water for any roof to shed. Miramar homes are newer than most of Broward County, but newer does not mean exempt. Permits, the 25% rule and insurer age limits still apply.

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Updated October 2026

Aerial view of suburban homes and tile roofs beside a lake with palm trees and a pool.
Photo: Miramar, Florida neighborhood by AccuTour Digital Media Solutions, CC BY 3.0, cropped

At a glance

Miramar homes at a glance

People (2020 Census)
134,721
Median year homes were built
1996
Share of homes built before 1980
29%
Share of homes built 2010 or later
9.1%
Owner-occupied share of occupied homes
68.8%

Census figures; each one is listed in the sources at the end of this page.

Housing age

How old are Miramar roofs, really?

The median Miramar home was built in 1996. Broward County's median is 1980. Only 29 percent of Miramar homes predate 1980, against 50 percent countywide. Just 9.1 percent were built in 2010 or later.

A 1996 home that never had its roof replaced now carries a covering near 30 years old. That suggests many original shingle roofs here are past the 25-year mark where Citizens Property Insurance wants documented proof of at least five years of remaining life. Owners of tile or metal roofs get a longer runway before that paperwork applies, since the age limit for hard roofs is 50 years.

About 62 percent of Miramar housing is single-family detached, and 15.3 percent sits in buildings of ten or more units. Mobile homes are only 1.7 percent. If you live in a condo building, the association usually decides the roof, so ask the board for the schedule.

Permits and review

Who issues roof permits in Miramar

Roof permits here come from the City of Miramar, Building, Planning & Zoning. We opened the official municipal page on 2026-10-05, and it names the permit function. The site refuses scripted requests, so confirm current forms and fees with the building office.

Broward is one of two counties in the High Velocity Hurricane Zone, which carries the strict wind provisions South Florida adopted after Hurricane Andrew. Products must hold statewide approval, and Miami-Dade Notices of Acceptance are used where the local building official allows them.

A Miramar roof permit pulled today falls under the Eighth Edition code that began December 31, 2023. Applications filed on or after December 31, 2026 fall under the Ninth Edition instead. Once your permit is issued, the clock is short: work has to begin within 6 months or the permit goes invalid.

Building permits

City of Miramar - Building, Planning & Zoning

Official building page

Office names and links only. Fees, forms and timing change; check the official page.

Repair or replace

The 25% rule and your Miramar roof

No more than 25 percent of a roof area or section may be repaired, replaced or recovered in any 12-month period. Beyond that, the whole roof or roof section must be replaced or recovered to current code.

There is an exception. If the existing roof was built, repaired or replaced under the 2007 Florida Building Code or later, only the repaired part must meet current code. With a median build year of 1996, a Miramar roof that was never redone does not qualify, and a repair may trigger more work than you expect.

Before work begins, make sure the Notice of Commencement is recorded and posted ahead of the first inspection. The permit card warns that leaving it out may mean paying twice for the improvements.

  • Eta (Nov 2020) brought 16-18 inches of rain to several spots in Pembroke Pines and nearby Miramar.
  • Housing mix: 62.3% single-family detached and 15.3% in buildings with 10+ units.

Weather load

Rain and storms Miramar roofs face

Broward's normal annual rainfall is 60.95 inches at the Fort Lauderdale-Hollywood airport, and 71.9 percent falls from May through October. June is the wettest month at 9.55 inches. The hurricane season runs June 1 to November 30, peaking around September 10.

For design rain, NOAA Atlas 14 gives Miramar 3.35 inches in one hour in a 10-year storm, and 14.2 inches over 24 hours in a 100-year storm. In 2017, Irma's 97-knot gust at Deerfield Beach and widespread tree damage across the metro showed what Broward can see.

Services

Roofing services in Miramar

Questions

Miramar roofing questions

What is the 25% roof rule in Florida?

If more than 25 percent of a roof or roof section is repaired, replaced or recovered in a 12-month period, the whole roof or section must be brought to current code. An exception limits the work to the repaired part when the roof was built or redone under the 2007 Florida Building Code or later. A Miramar home built around the 1996 median has probably not met that exception. Ask the Miramar building office how it applies to your roof.

Source: 2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), read Oct 5, 2026

Related: Roof replacement

Who pulls the roof permit in Miramar?

The City of Miramar, Building, Planning & Zoning, handles roof permits. We opened its official page on 2026-10-05 and it names the permit function. The site refuses scripted requests, so call or visit to confirm current forms. Your roofing contractor normally files the application, but you should know the permit exists before work starts.

Source: City of Miramar - Building, Planning & Zoning, read Oct 5, 2026

Related: Roof replacement

Will my insurer care how old my Miramar roof is?

Possibly. Citizens Property Insurance requires documentation of at least five years of remaining life for roofs older than 25 years (shingle) or 50 years (tile, slate, clay, concrete or metal). Since the median Miramar home dates to 1996, many original shingle roofs are likely past 25. Ask your insurer or agent what your policy requires.

Source: Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), read Oct 4, 2026

Related: Roof inspections

Does Miramar have to follow the hurricane zone code?

Yes. Broward County is one of the two counties in the Florida Building Code's High Velocity Hurricane Zone. Roofing products must carry statewide approval, and Miami-Dade Notices of Acceptance may be used where the local building official allows them. Always ask your contractor for the approval number and keep the paperwork for the inspector.

Source: Florida Building Commission, 'Setting New Standards for Safety: The Florida Building Code' (2004 publication; wind-speed figures in it are outdated and not used), read Oct 5, 2026

Related: Roof replacement

How much rain can a Miramar roof see in one storm?

NOAA Atlas 14 puts Miramar's 100-year, 24-hour rainfall at 14.2 inches, and a 10-year storm at 8 inches. Eta in November 2020 left 16 to 18 inches in spots around Pembroke Pines and Miramar. Roof drainage, flashing and sealed penetrations matter in rain like that.

Source: NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Miramar 2020 Census internal point (25.9726, -80.3385), read Oct 5, 2026

Related: Roof repair

Nearby

Near Miramar

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Sources for this page(30)
  1. 1.Median year homes were built: 1996. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
  2. 2.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
  3. 3.Share of homes built before 1980: 29%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  4. 4.Share of homes built 2010 or later: 9.1%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  5. 5.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, B25034, B25024, via Census Reporter API. Read Oct 5, 2026.
  6. 6.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  7. 7.Single-family detached share of housing units: 62.3%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  8. 8.Share of homes in buildings with 10+ units: 15.3%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  9. 9.Mobile homes, share of housing units: 1.7%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  10. 10.Permit office: City of Miramar - Building, Planning & Zoning. City of Miramar - Building, Planning & Zoning. Read Oct 10, 2026.
  11. 11.Florida Building Commission, 'Setting New Standards for Safety: The Florida Building Code' (2004 publication; wind-speed figures in it are outdated and not used). Read Oct 5, 2026.
  12. 12.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service). Read Oct 5, 2026.
  13. 13.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service). Read Oct 5, 2026.
  14. 14.NOAA National Hurricane Center, Tropical Cyclone Climatology. Read Oct 5, 2026.
  15. 15.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
  16. 16.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta (AL292020). Read Oct 5, 2026.
  17. 17.People (2020 Census): 134,721. U.S. Census Bureau, 2020 Census counts (POP100, HU100) via TIGERweb tigerWMS_Census2020 layer 26 (Incorporated Places). Read Oct 5, 2026.
  18. 18.Owner-occupied share of occupied homes: 68.8% (30,975 of 45,029). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
  19. 19.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
  20. 20.City of Miramar - Building, Planning & Zoning, City of Miramar. Read Oct 5, 2026.
  21. 21.Florida Statutes, section 553.842 (2026), Florida Legislature. Read Oct 5, 2026.
  22. 22.miamidade.gov, miamidade.gov. Read Oct 5, 2026.
  23. 23.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  24. 24.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
  25. 25.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  26. 26.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  27. 27.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  28. 28.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Miramar 2020 Census internal point (25.9726, -80.3385), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  29. 29.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Miramar 2020 Census internal point (25.9726, -80.3385), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  30. 30.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.

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