Roof repair in Biscayne Gardens, FL

The median home here was built in 1965, and 77.8 percent of homes predate 1980, against 49.6 percent countywide. Age of the house does not tell you the age of the roof, so check when your roof was last redone. Under the 25 percent rule, you cannot repair, replace or recover more than 25 percent of a roof or roof section in any 12-month period unless the whole roof is brought up to current code.

There is one exception. If your existing roof was built, repaired or replaced to the 2007 Florida Building Code or later, only the repaired part must meet current code, and no local government may change that exception. A roof that old is likely rare in a neighborhood where most homes are from the 1960s and 70s, so expect the rule to apply to many repairs. Ask whoever inspects your roof to tell you which side of the line your repair falls on.

A full tear-off to the deck is required when the old roof is water soaked, has two or more layers, or cannot be secured under the code. Repairs in Miami-Dade must use components with a product approval and must not create new ponding water.

Your roof permit comes from Miami-Dade County Regulatory and Economic Resources, because Biscayne Gardens is unincorporated. In the High Velocity Hurricane Zone, a permit is required for any repair or maintenance of a roofing component. A contractor holding a state license must sign the uniform application before the county will take it. Confirm any exception for minor work with the county building office.

• Photograph any damage from the ground, and keep off a roof that is wet or damaged.
• Look for stains on ceilings and in the attic, which show where water is entering.
• Cover openings only if you can do it from the ground or a stable ladder.
• Keep every receipt and written estimate.

For insurance questions, speak with your insurer or agent. Florida law bars roofing contractors from advising on coverage, and a new property claim must reach the insurer within 1 year of the date of loss.