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Inspections ยท Aventura

Roof inspections in Aventura, FL

In Aventura, 25.8 percent of residents are 65 or older, and many own homes with older roofs. Florida law gives you a right to an inspection once a roof reaches 15 years. Below: what the inspector checks and the moments when ordering one makes sense.

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Updated October 2026

Elevated train platform with yellow-trimmed canopy beside tracks, with a high-rise tower behind.
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.Our work
Photo: Aventura Brightline Station by Matrew, CC BY-SA 4.0, cropped

Aventura figures this page uses

Median year homes were built
1989
Share of homes built before 1980
25.5%
Residents 65 and older
25.8%

Roof age here

How old are Aventura roofs, and does the 15-year rule apply

The median Aventura home was built in 1989, against 1980 for Miami-Dade County. Homes built before 1980 make up 25.5 percent of the total. That suggests many original roofs are well past 15 years, though a re-roof may have replaced some.

Under Fla. Stat. 627.7011(5), an insurer cannot turn down a policy only because the roof is under 15 years old. Once your Aventura roof reaches 15, the same law lets you hire an authorized inspector, paid by you, before the insurer acts on its age. A finding of 5 or more years of remaining life means roof age alone cannot be the reason for refusal or non-renewal.

Your insurer has to accept the inspector. Eligible people include licensed home inspectors, building code inspectors, roofing contractors, engineers and architects, plus anyone else the insurer recognizes as qualified.

Inspection scope

What the inspection checks on your roof

The roof section of the 4-point form records covering material, roof age, remaining useful life, date of the last roofing permit, full or partial replacement, and overall condition. With photos of each slope, it can stand in for a separate roof form. Citizens asks for this inspection once a property passes 20 years, and Aventura's median home dates to 1989.

  • Cracking, cupping or curling of the covering
  • Granule loss, plus exposed asphalt or felt
  • Missing, loose or cracked tabs or tiles
  • Soft spots in the decking
  • Leaks you can see in the attic or on the ceilings inside your home

Citizens asks for documentation of at least five years of remaining life on soft roofs older than 25 years, such as shingle. With a hard roof like tile or metal, the cutoff is 50 years.

Timing

When to order a roof inspection in Aventura

Get one when you buy or sell a home, after a storm, or once your insurer writes to you about roof age. In Aventura, 30.0 percent of housing units are held for seasonal or occasional use, against 4.6 percent countywide. Vacant units can leak for weeks before anyone sees it, so check the roof after a storm.

89.0 percent of Aventura housing units are in buildings with 10 or more units. In a condominium, the association usually controls the roof, so ask the board for the roof's age and inspection records before you buy. Aventura posts its roof permit rules on the city's building permits page.

The High Velocity Hurricane Zone includes all of Miami-Dade. Roof work here follows stricter provisions than most of Florida, so a roofer inspecting your roof should know that code.

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Questions

Roof inspections in Aventura: questions

Does my Aventura roof need an inspection at 15 years?

No Florida rule calls for an inspection once a roof reaches 15 years. It gives you the right to one. With a 1989 median build year in Aventura, many roofs have crossed that line. Under Fla. Stat. 627.7011(5), your insurer must let you hire an authorized inspector. Should the inspector report 5 or more years of useful life remaining, an insurer cannot cite age alone as grounds to refuse or not renew coverage. Your insurer or agent can tell you which inspectors they will accept.

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

Related: Roof inspections

What does the roof section of a 4-point inspection cover?

The roof section records the covering material, roof age, remaining useful life, date of the last roofing permit and whether the roof was fully or partly replaced. It also notes overall condition and any damage. For any property over 20 years old, Citizens asks for a 4-point inspection. Aventura's median home was built in 1989, so many homes may reach that mark soon.

Source: Insp4pt 03 25, read Oct 4, 2026

Related: Roof inspections

Who can do a roof inspection for my insurer?

Your insurer decides who qualifies. Under Fla. Stat. 627.7011(5)(a), the list includes licensed home inspectors, building code inspectors, roofing and general contractors, professional engineers and architects. In Aventura, 25.8 percent of residents are 65 or older, so many owners deal with these letters. Confirm the inspector with your insurer or agent before you hire anyone.

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

Related: Roof inspections

Should I get an inspection if my Aventura unit sits empty part of the year?

Yes, after any major storm. Aventura has 30.0 percent of housing units held for seasonal or occasional use, so leaks in empty units can go unseen. An inspector checks the attic or underside of the decking for leaks and soft spots. If you are in a condominium, report problems to the association first.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25004, via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

Nearby

Roof inspections near Aventura

Sources for this page(28)
  1. 1.Median year homes were built: 1989. 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: 25.5%. 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.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.
  5. 5.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table 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 B25004, via Census Reporter API. Read Oct 5, 2026.
  7. 7.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25004, B01001, via Census Reporter API. Read Oct 5, 2026.
  8. 8.Permit office: City of Aventura - Building Permits. City of Aventura - Building Permits. Read Oct 10, 2026.
  9. 9.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.
  10. 10.Residents 65 and older: 25.8%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API. Read Oct 5, 2026.
  11. 11.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  12. 12.Insp4pt 03 25. Read Oct 4, 2026.
  13. 13.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  14. 14.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  15. 15.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  16. 16.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription). Read Oct 5, 2026. FBC text read from UpCodes (unofficial transcription): check floridabuilding.org or the ICC viewer before quoting (spec 8.7).
  17. 17.City of Aventura - Building Permits, cityofaventura.com. Read Oct 5, 2026.
  18. 18.miamidade.gov, miamidade.gov. Read Oct 5, 2026.
  19. 19.Florida Building Commission, Florida Building Commission. Read Oct 5, 2026.
  20. 20.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  21. 21.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  22. 22.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  23. 23.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  24. 24.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Aventura 2020 Census internal point (25.9601, -80.1330), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  25. 25.Wikipedia, 'Aventura, Florida' (revision 1377900594), Wikipedia. Read Oct 5, 2026.
  26. 26.Wikipedia, 'List of municipalities in Florida', Wikipedia. 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 24-hour depth estimates at the Aventura 2020 Census internal point (25.9601, -80.1330), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.

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