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Inspections ยท Biscayne Park

Roof inspections in Biscayne Park, FL

Biscayne Park has no mobile homes: 0 percent of its housing units, so every roof here follows the Florida Building Code. The village is also old. Median build year is 1949, and 86.9 percent of homes predate 1980. Many roofs have been replaced since, and many are likely past 15 years.

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Updated October 2026

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.

Biscayne Park figures this page uses

Median year homes were built
1949
Owner-occupied share of occupied homes
78%
Share of homes built before 1980
86.9%
Mobile homes, share of housing units
0%

Age and insurers

Fifteen years and your Biscayne Park insurer

Biscayne Park's median build year of 1949 sits well below the Miami-Dade County figure of 1980. That suggests many owners here are dealing with roofs that have been replaced at least once, and some replaced long enough ago to matter to an insurer.

In Florida, the legal cutoff sits at 15 years. Under 15, an insurer may not refuse or renew your policy solely because of the roof's age. At 15 or more, the insurer must let you hire an authorized inspector at your own cost. Age alone cannot justify a refusal or non-renewal once an inspection finds 5 or more years of useful life remaining.

Which inspectors qualify as authorized is up to your insurer. The statute lists home inspectors, building code inspectors, roofing and general contractors, engineers and architects. With 757 of 971 occupied homes here owner-occupied, most owners can make this call themselves. Call your insurer or agent before booking, so the report is accepted.

Inspection scope

What an inspector looks at on a Biscayne Park roof

For an insurer, the inspector fills in the roof section of the 4-point form: covering type, age, remaining life, last permit date, and how much was replaced. Photos of every slope are attached. Pre-1980 homes make up 86.9 percent of the village, so expect questions about earlier layers and past repairs.

  • Cracked, curled or cupped shingles and tiles
  • Bare asphalt or felt showing through, as a result of granule loss
  • Loose or missing tabs
  • Soft decking underfoot
  • Stains or daylight in the attic and on ceilings

Insurers also set age limits for older roofs. Citizens wants documentation of five years of remaining life for shingle roofs past 25 years and tile or metal roofs past 50. It requires a 4-point inspection for properties more than 20 years old, which describes most of Biscayne Park.

Timing

When to order an inspection in Biscayne Park

Order one when you buy or sell, since a buyer's insurer may ask about roof age. Order one when your insurer sends a letter about the roof. Order one after a heavy storm: Eta dropped 14.12 inches of rain near the village in November 2020.

Miami-Dade is one of two counties in the High Velocity Hurricane Zone, so roof work here follows stricter provisions. Roof permits go through the Village of Biscayne Park Building, Permits, & Zoning office. Confirm there what applies to your address before any work begins.

If a contractor offers you something of value for a roof inspection, or urges you to file a claim, that is restricted under Florida Statute 489.147. For questions about what your policy covers, contact your insurer or agent.

Request a roof inspection

Questions

Roof inspections in Biscayne Park: questions

How old is too old for a roof in Biscayne Park?

There is no single age that fails. Florida's rule starts at 15 years, when your insurer must let you have an authorized inspector check the roof. An inspection that finds 5 or more years of useful life remaining means the insurer cannot refuse or non-renew only because of the roof's age. Citizens separately wants proof of five years of remaining life for shingle roofs older than 25 years. With a median build year of 1949 here, check your own roof's installation date and permit record.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

Who pays for the roof inspection my insurer asks about?

Under Florida Statute 627.7011(5), the inspection for a roof 15 years or older is at the homeowner's expense. The insurer must allow you to have it done by an authorized inspector before requiring replacement. In Biscayne Park, where 86.9 percent of homes were built before 1980, many owners may face this question. Call your insurer or agent first to confirm who qualifies and what form they want.

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

Related: Roof inspections

Does a roof inspection need a permit in Biscayne Park?

An inspection alone is a look at the roof, not repair work. Repairs and replacement are different. The Village of Biscayne Park runs a Building, Permits, & Zoning office, and that office is the authority on permits. Confirm with it before any work. Roof work in Miami-Dade County also falls under the High Velocity Hurricane Zone provisions.

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

Related: Roof inspections

Does my Biscayne Park roof need a wind mitigation inspection?

Insurers use form OIR-B1-1802 to record wind-resistant features: roof covering, deck attachment, roof-to-wall connections, roof shape and opening protection. The form stays valid for up to five years if nothing material changes on the structure. It is a separate form from the 4-point roof section. Ask your insurer or agent how it affects your wind coverage.

Source: Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (Rev. 04/26), read Oct 4, 2026

Related: Roof inspections

Nearby

Roof inspections near Biscayne Park

Sources for this page(36)
  1. 1.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, B25034, B25024, via Census Reporter API. Read Oct 5, 2026.
  3. 3.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.
  4. 4.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.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.
  6. 6.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.
  7. 7.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta (AL292020). Read Oct 5, 2026.
  8. 8.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.
  9. 9.Permit office: Village of Biscayne Park - Building, Permits, & Zoning. Village of Biscayne Park - Building, Permits, & Zoning. Read Oct 10, 2026.
  10. 10.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.
  11. 11.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  12. 12.Insp4pt 03 25. Read Oct 4, 2026.
  13. 13.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  14. 14.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  15. 15.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  16. 16.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  17. 17.Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (Rev. 04/26). Read Oct 4, 2026.
  18. 18.OIR form. Read Oct 4, 2026.
  19. 19.Village of Biscayne Park - Building, Permits, & Zoning, Village of Biscayne Park. Read Oct 5, 2026.
  20. 20.Fla. Stat. 489.147-, Florida Legislature. Read Oct 4, 2026.
  21. 21.Wikipedia, 'List of municipalities in Florida', Wikipedia. Read Oct 5, 2026.
  22. 22.miamidade.gov, miamidade.gov. Read Oct 5, 2026.
  23. 23.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  24. 24.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  25. 25.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  26. 26.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
  27. 27.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  28. 28.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  29. 29.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.
  30. 30.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  31. 31.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  32. 32.Wikipedia, 'Biscayne Park, Florida' (revision 1375973389), Wikipedia. Read Oct 5, 2026.
  33. 33.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.
  34. 34.Florida Statutes, section 553.842 (2026), Florida Legislature. Read Oct 5, 2026.
  35. 35.Florida Statutes, section 489.113 (2026), Florida Legislature. Read Oct 5, 2026.
  36. 36.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.

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Roof inspections in Biscayne Park

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