Roof inspections in Coral Gables, FL

On the 4-point form, the roof portion lists the covering material, the roof's age, its remaining useful life, the date of the most recent roofing permit, and whether the replacement was full or partial. It also records overall condition. Citizens requires a 4-point inspection for properties more than 20 years old, which describes most of Coral Gables by the median build year of 1969.

• Cracking, cupping or curling of the covering
• Shingles that have shed most of their granules, leaving bare asphalt or felt exposed
• Missing, loose or cracked tabs or tiles
• Soft spots in the decking
• Water showing up in the attic or as stains on the ceilings inside your home

Citizens also asks for proof of five years of remaining life on shingle roofs older than 25 years, and on tile, slate, clay, concrete or metal roofs older than 50 years. The roofing permit history on that form comes from the City of Coral Gables permit search. Confirm any permit record with the building office.

Get one when you are buying or selling a home, after your insurer sends a letter about roof age, or once a storm has passed. About 35.5 percent of Coral Gables homes are renter-occupied, by our arithmetic from the 64.5 percent owner share, so a property manager may also need one before a lease or a sale.

After a storm, note that a new property claim must reach your insurer within 1 year of the loss date. Miami-Dade sits in the High Velocity Hurricane Zone, and Hurricane Irma left about 1,000 county homes with major damage. Check with your insurer or agent about what your own policy says.

A wind mitigation inspection is separate. Form OIR-B1-1802 records roof deck attachment, roof-to-wall connections and roof shape, and it stays valid up to five years if nothing material changes.