Miami-Dade County · Town

Roofing in Bay Harbor Islands, Florida

Bay Harbor Islands was incorporated in 1947, and it sits on two filled islands at the north end of Biscayne Bay that were built from former mangrove islands that same year. Most of the town's homes are older than that, and the median home was built in 1970. If you own a roof here, age and paperwork matter more than most places in the state.

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Updated October 2026

Two blue tennis courts beside a blue and white building, viewed from above on a sunny day. — Photo: Tennis Court in Bay Harbor Islands 2 by SurfBalBay News, CC BY-SA 4.0, cropped

At a glance

Bay Harbor Islands homes at a glance

People (2020 Census): 5,922
Median year homes were built: 1970
Share of homes built before 1980: 70.9%
Share of homes built 2010 or later: 14.3%
Owner-occupied share of occupied homes: 48.9%

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

Housing age

Bay Harbor Islands homes span many decades of construction, so your roof's age may matter more than you think

The median home here was built in 1970, and about 70.9 percent of housing units were built before 1980. Countywide, the median is 1980 and under half of units are that old. That suggests many roofs on older buildings have already reached the age where an insurer may ask for more documentation.

For shingle roofs more than 25 years old, Citizens Property Insurance wants proof that at least five years of useful life remain. Tile, slate, clay, concrete, and metal roofs must show 50 years of remaining life to meet that same standard. Confirm with your own insurer or agent how these rules apply to your policy.

Building types

Apartments, condos and seasonal homes: who makes roof decisions here?

About 77.4 percent of housing units are in buildings with 10 or more units, compared with 40.2 percent countywide. Single-family detached homes make up only 13 percent of units. Many roofs here sit over shared buildings, so the decision often belongs to an association or building owner, not one resident.

About 13.6 percent of housing units are held for seasonal, recreational or occasional use. For those owners, a roof problem may be found late. Check on the property regularly, or ask a manager to do it for you.

Permits

Permits and local review for a roof in Bay Harbor Islands

The Town of Bay Harbor Islands handles construction-related permits through its own online application page. Apply through the town, not the county, for work inside town limits. Confirm the exact scope of the permit with the building office before work starts.

Under the 25 percent rule, no more than 25 percent of a roof section can be repaired, replaced or recovered in any 12-month period unless the whole roof system is replaced. Once a permit is issued, it becomes invalid if work does not start within 6 months, and an application is abandoned 180 days after filing unless pursued in good faith.

Building permits

Town of Bay Harbor Islands - Apply for a Construction Related Permit

Official building page

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

Storms and rain

Storms and rain that affect roofs in Bay Harbor Islands

South Florida adopted its tough hurricane rules after Andrew, and Miami-Dade sits inside the High Velocity Hurricane Zone where those rules apply most strictly. Hurricane Irma in 2017 pushed surge 4 to 6 feet above ground along Biscayne Bay, and this town sits on that bay. The season stretches from June 1 through November 30, and the busiest stretch statistically lands around September 10.

At Miami International Airport, about 76.6 percent of normal annual rain falls May through October, and Rain peaks in June, when the average total reaches 10.51 inches. A 1-hour rain in a 10-year storm falls at 3.44 inches an hour. That is more than a full inch per 17 minutes at that intensity, so check flashing and drains before the wet season.

Local record

On record for Bay Harbor Islands

Two filled islands at the north end of Biscayne Bay, built on former mangrove islands from 1947: the West Island has single-family homes, the East Island the business district.
77.4% of housing units are in buildings with 10 or more units.

Services

Roofing services in Bay Harbor Islands

Questions

Bay Harbor Islands roofing questions

Do you need a permit for a new roof in Bay Harbor Islands?

Yes, you should check. The Town of Bay Harbor Islands lists construction-related permits on its own online application page. Apply through the town for work inside town limits. Ask the building office whether your specific roof work needs a permit before you start, since the scope of the job decides the answer.

Source: Town of Bay Harbor Islands - Apply for a Construction Related Permit, read Oct 5, 2026

Related: Roof replacement

What is the 25% rule for roofing in Florida?

The 25 percent rule limits repair, replacement or recovery of an existing roof to no more than 25 percent of the roof area in any 12-month period, unless the entire roof covering is replaced. A roof built or repaired under the 2007 Florida Building Code or newer only needs the repaired section brought up to current standards. Cities and counties have no power to alter that exception through their own ordinances.

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

Related: Roof replacement

How old are most homes in Bay Harbor Islands?

The median home here was built in 1970, and about 70.9 percent of housing units were built before 1980. Countywide the median is 1980. Many roofs on these buildings are likely older than 25 years, which can trigger insurer documentation requests.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

Does Citizens need proof of roof life for my Bay Harbor Islands home?

For shingle roofs more than 25 years old, Citizens Property Insurance wants proof that at least five years of useful life remain. Hard roofs such as tile or metal have a 50-year threshold. Your insurer or agent decides how this applies to your policy, so contact them directly with questions about coverage.

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

Related: Roof inspections

How much rain falls on roofs in Bay Harbor Islands?

At Miami International Airport, normal annual rainfall is 67.41 inches, and 76.6 percent of it falls May through October. Rain peaks in June, when the average total reaches 10.51 inches. A 1-hour rain in a 10-year storm falls at 3.44 inches an hour, so check flashing and drains before the wet season starts.

Source: NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), read Oct 5, 2026

Related: Roof repair

Nearby

Near Bay Harbor Islands

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