Inspections · Miramar

Roof inspections in Miramar, FL

Mobile homes are 1.7 percent of Miramar's housing units, so nearly every roof here falls under the Florida Building Code and the 15-year insurance rule. Miramar's median home was built in 1996, so a roof from the original build would now be about 30 years old, if it was never replaced.

Request a quote 407-242-2840

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

Top-down drone view of a gray-blend shingle roof with ridges, valleys and roof vents, lawn on both sides and a white fence at the left edge. — Photo: Miramar, Florida neighborhood by AccuTour Digital Media Solutions, CC BY 3.0, cropped

Miramar figures this page uses

Median year homes were built: 1996
Share of homes built before 1980: 29%
Mobile homes, share of housing units: 1.7%
Owner-occupied share of occupied homes: 68.8%

Housing age

Which Miramar roofs are old enough to inspect

Miramar is newer than the county around it. Its median home dates to 1996, against 1980 for Broward County. Still, 29 percent of Miramar homes went up before 1980, and those homes are likely on their second or third roof.

Florida law sets a 15-year line. An insurer cannot refuse to write or renew your policy solely because the roof is under 15 years old. Once a roof reaches 15, the insurer must let you hire an authorized inspector at your own expense. It cannot refuse or non-renew over age alone if that inspector finds 5 or more years of useful life left.

Mobile homes make up 1.7 percent of Miramar's housing, and the state's 15-year roof section does not reach their policies, according to Senate staff. If you own one, ask your insurer in writing what roof proof it wants.

Insurer forms

Roof questions on the insurer's inspection forms

For properties more than 20 years old, Citizens asks for a 4-point inspection. In Miramar, 29 percent of homes predate 1980, so many owners may meet that line. The roof part of the form records the covering material, roof age, remaining useful life, last permit date, and whether a replacement was full or partial.

The inspector also looks for damage. The list includes cracked or missing tabs, curling, heavy granule loss, soft decking and visible leaks in the attic or on ceilings. The inspector shoots a photo of every roof slope.

Citizens asks for proof of at least five years of remaining life on soft roofs older than 25 years, such as shingle. For hard roofs, such as tile or metal, the line is 50 years.

Broward is one of two counties in the High Velocity Hurricane Zone, so wind-related roof details get close attention here. A wind mitigation form, valid up to five years, records items such as roof deck attachment and roof-to-wall connections that you cannot see from the ground.

Timing

When to order a roof inspection in Miramar

Before buying: Miramar is 68.8 percent owner-occupied, and a roof's age and condition should be known before closing.
Before selling: a written inspection lets a buyer's insurer see the roof's remaining life.
After your insurer sends a letter about roof age: you may hire an authorized inspector.
After a storm: Eta put 16 to 18 inches of rain on parts of Miramar in November 2020, and leaks can stay hidden above the ceiling.

A roofer may inspect for you, but Florida bars roofers from offering anything of value for an inspection or from advising on coverage. Questions about what your policy pays go to your insurer or agent.

If a repair follows, confirm permit requirements with the City of Miramar Building, Planning & Zoning office.

Request a roof inspection

Questions

Roof inspections in Miramar: questions

How old does a roof have to be for an insurer to ask about it in Florida?

The key line is 15 years. Under Fla. Stat. 627.7011(5), an insurer cannot refuse to issue or renew a homeowner's policy solely because a roof is under 15 years old. For older roofs, the insurer must let you have an authorized inspector check it at your expense. It may not refuse or non-renew for age alone if the inspection shows 5 or more years of useful life left. With a median Miramar home built in 1996, many owners will reach that line.

Source: Florida Statutes, section 627.7011 (2026), read Oct 4, 2026

Related: Roof inspections

Who counts as an authorized roof inspector in Miramar?

Your insurer has to accept the inspector, so ask it first. Florida's list includes a licensed home inspector, a building code inspector, a licensed general, building, residential or roofing contractor, a professional engineer, or an architect. With 68.8 percent of Miramar homes owner-occupied, most inspections here are ordered by the homeowner, and the insurer decides who qualifies.

Source: Florida Statutes, section 627.7011 (2026), read Oct 5, 2026

Related: Roof inspections

Does the 15-year rule apply to my mobile home in Miramar?

The 15-year roof rule is in Fla. Stat. 627.7011(5), which governs homeowner's policies, so confirm with your insurer whether it reaches a mobile home policy. Where it applies, an insurer may not refuse to issue or renew a policy solely because the roof is under 15 years old. For a roof 15 years or older, the insurer must let you have an authorized inspector check the roof at your expense, and it may not refuse or non-renew solely for age if that inspection shows 5 or more years of useful life left. Mobile homes are 1.7 percent of Miramar's housing units. Ask your insurer in writing which roof requirements apply to your policy.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

What is the 25% roof rule in Florida?

No more than 25 percent of a roof's area may be repaired, replaced or recovered in any 12-month period unless the whole roof section is replaced or recovered. There is an exception: if the roof was built, repaired or replaced to the 2007 Florida Building Code or later, only the repaired part must meet current code. Broward is in the High Velocity Hurricane Zone, which carries the same wording in its own section.

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

Related: Roof inspections

Nearby