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Roofing in Biscayne Park, Florida

Arthur Griffing's tropical plant farm became the subdivision that grew into Biscayne Park, and the homes built on it are old. The median house here dates to 1949. That suggests many original roofs have been replaced at least once, and some more than once. Your roof also falls under Miami-Dade's strictest wind rules.

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Updated October 2026

Elevated view across a gray shingle roof above a covered porch with white railings, shrubs along the walk and tall trees behind.

At a glance

Biscayne Park homes at a glance

People (2020 Census)
3,117
Median year homes were built
1949
Share of homes built before 1980
86.9%
Share of homes built 2010 or later
1.4%
Owner-occupied share of occupied homes
78%

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

Housing age

Why 1949 homes mean older roofs in Biscayne Park

Biscayne Park was incorporated in 1933, and 86.9 percent of its homes were built before 1980. Miami-Dade County as a whole is at 49.6 percent. That is 37.3 points more old housing than the county average, so roofs on your street are likely older than a typical county roof.

Only 1.4 percent of homes here were built in 2010 or later. Mobile homes make up 0 percent of units, and 73.9 percent are single-family detached. Most roofing work in the village is therefore tear-off and replacement on houses with decades of earlier repairs, not new construction.

Citizens Property Insurance sets age cutoffs of 25 years for shingle roofs and 50 years for tile, slate, clay, concrete or metal. Past the cutoff, the insurer wants documentation of five remaining years of useful life. Ask your own insurer or agent which test your policy uses, since many 1949-era Biscayne Park houses are likely past a cutoff.

Permits and code

Village permits and Miami-Dade wind rules

Roof permits here come through the Village of Biscayne Park, Building, Permits, & Zoning. Call the village before work starts to confirm current forms and review steps.

Miami-Dade sits inside the Florida Building Code's High Velocity Hurricane Zone, which South Florida adopted after Hurricane Andrew. Roofing products need a Miami-Dade Notice of Acceptance, and the building official can ask to see a full copy at the job site. Each NOA carries an expiration date, so check it before you sign.

The 25 percent rule matters on older roofs. Repair, replace or recover more than a quarter of a roof section within 12 months, and the whole section must be redone. Only a roof last built or redone under the 2007 code or later escapes this, so find out when yours was last permitted. With a 1949 median build year, many Biscayne Park roofs may not qualify.

Permit clocks are short. Work must begin within 6 months of issuance, and a stall of 6 months voids the permit. Applications filed on or after December 31, 2026 fall under the Ninth Edition code, while the 2023 edition governs until then.

Building permits

Village of Biscayne Park - Building, Permits, & Zoning

Official building page

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

Local weather

Rain and storms your Biscayne Park roof faces

Eta in November 2020 dropped 14.12 inches of rain near Biscayne Park. Irma in 2017 caused about 1,000 homes in Miami-Dade to take major damage, with a 74-knot gust at Opa-locka Airport. Old roofs with tired flashing show their weak points in storms like these.

NOAA Atlas 14 puts a 10-year hour of rain at 3.42 inches and a 100-year hour at 5.34 inches at this town. Miami International Airport normally gets 67.41 inches a year, and 76.6 percent of it falls May through October. Hurricane season starts June 1, and the statistical peak is September 10.

The Biscayne Canal forms the village's southwest border. Drainage and roof edges matter in a long downpour, since 24-hour rainfall reaches 8.6 inches in a 10-year storm.

Material choice

Shingles or metal for a Biscayne Park house

Both shingle and metal systems are used in Miami-Dade, but each product needs its Miami-Dade Notice of Acceptance for your address. Under state law, no product may be marketed as hurricane or impact protection unless it holds statewide or equivalent approval. Ask for the NOA number and its expiration date in writing.

Whoever does the work must hold a roofing contractor license, and you can check it with the state. With 78.0 percent of occupied homes here owner-occupied, most jobs are the owner's own contract. Record the Notice of Commencement before the first inspection, or you may end up paying twice for the work.

Local record

On record for Biscayne Park

  • Grew from Arthur Griffing's tropical nursery, subdivided as 'Griffing Biscayne Park Estates'; the Biscayne Canal forms its southwest border.
  • Eta (Nov 2020) dropped 14.12 inches of rain near Biscayne Park.

Services

Roofing services in Biscayne Park

Questions

Biscayne Park roofing questions

Who issues roof permits in Biscayne Park?

The Village of Biscayne Park handles roof permits through its Building, Permits, & Zoning office. Contact the office before work starts to confirm current forms, fees and review steps. Because the village sits in Miami-Dade County, the High Velocity Hurricane Zone provisions also apply to your roof, including Notice of Acceptance paperwork for products.

Source: Village of Biscayne Park - Building, Permits, & Zoning, read Oct 5, 2026

Related: Roof replacement

How old are the roofs in Biscayne Park likely to be?

The median home here was built in 1949, and 86.9 percent of homes predate 1980. Miami-Dade County's median is 1980. That suggests many roofs have been replaced since the original build, but your own roof's age depends on its permit history. Ask the village for past permits, and check the age against your insurer's rules.

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 replacement

Does the 25 percent rule apply to my Biscayne Park roof?

Yes, it applies to any Florida roof. If more than 25 percent of a roof section is repaired, replaced or recovered in 12 months, the whole section must be brought to current code. The only way out is a roof last built or replaced under the 2007 code or later. With a median build year of 1949 here, many homes will not qualify. Confirm with the village building office.

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

Related: Roof replacement

Will my insurer care about my roof's age?

It may. Citizens Property Insurance requires documentation of five years of remaining useful life for shingle roofs older than 25 years and for tile, slate, clay, concrete or metal roofs older than 50 years. Other insurers set their own rules. With 86.9 percent of Biscayne Park homes built before 1980, ask your insurer or agent what they need before you plan work.

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

Related: Roof inspections

How much rain does Biscayne Park roofing have to handle?

Eta in November 2020 dropped 14.12 inches near Biscayne Park. NOAA Atlas 14 gives 3.42 inches in one hour for a 10-year storm and 15 inches in 24 hours for a 100-year storm at this town. Miami International Airport normally gets 67.41 inches a year, with 76.6 percent between May and October. Roof edges, flashing and drainage take the load.

Source: NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta (AL292020), read Oct 5, 2026

Related: Roof repair

Nearby

Near Biscayne Park

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Sources for this page(34)
  1. 1.Year incorporated: 1933. Wikipedia, 'List of municipalities in Florida'. Read Oct 5, 2026.
  2. 2.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  3. 3.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.
  4. 4.Share of homes built before 1980: 86.9%. 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, via Census Reporter API. Read Oct 5, 2026.
  6. 6.Share of homes built 2010 or later: 1.4%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  7. 7.Mobile homes, share of housing units: 0%. 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.Single-family detached share of housing units: 73.9%. 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.Median year homes were built: 1949. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
  10. 10.Permit office: Village of Biscayne Park - Building, Permits, & Zoning. Village of Biscayne Park - Building, Permits, & 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 National Hurricane Center, Tropical Cyclone Report: Hurricane Eta (AL292020). Read Oct 5, 2026.
  13. 13.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
  14. 14.Housing units (ACS 5-year): 1,080. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25001, via Census Reporter API. Read Oct 5, 2026.
  15. 15.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service). Read Oct 5, 2026.
  16. 16.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service). Read Oct 5, 2026.
  17. 17.NOAA National Hurricane Center, Tropical Cyclone Climatology. Read Oct 5, 2026.
  18. 18.Wikipedia, 'Biscayne Park, Florida' (revision 1375973389). Read Oct 5, 2026.
  19. 19.Owner-occupied share of occupied homes: 78.0% (757 of 971). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
  20. 20.People (2020 Census): 3,117. U.S. Census Bureau, 2020 Census counts (POP100, HU100) via TIGERweb tigerWMS_Census2020 layer 26 (Incorporated Places). Read Oct 5, 2026.
  21. 21.Wikipedia, 'List of municipalities in Florida', Wikipedia. Read Oct 5, 2026.
  22. 22.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
  23. 23.Village of Biscayne Park - Building, Permits, & Zoning, Village of Biscayne Park. Read Oct 5, 2026.
  24. 24.miamidade.gov, miamidade.gov. Read Oct 5, 2026.
  25. 25.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  26. 26.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  27. 27.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  28. 28.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
  29. 29.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  30. 30.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Biscayne Park 2020 Census internal point (25.8817, -80.1811), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  31. 31.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Biscayne Park 2020 Census internal point (25.8817, -80.1811), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  32. 32.Florida Statutes, section 553.842 (2026), Florida Legislature. Read Oct 5, 2026.
  33. 33.Florida Statutes, section 489.113 (2026), Florida Legislature. Read Oct 5, 2026.
  34. 34.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.

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