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Inspections ยท Fountainebleau

Roof inspections in Fountainebleau, FL

In Fountainebleau, 18.6 percent of residents are 65 or older, and many of them live in homes where the first roof went on decades ago. About 38.4 percent of homes here were built before 1980. A roof inspection tells you how much life the roof has left.

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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.

Fountainebleau figures this page uses

Median year homes were built
1984
Owner-occupied share of occupied homes
43.9%
Residents 65 and older
18.6%
Share of homes built before 1980
38.4%

Housing age

How old are Fountainebleau roofs?

The median home here was built in 1984, about the same age as the Miami-Dade County median of 1980. That suggests many original roofs are well past 15 years if they were never replaced. A roof that has been redone since then may be younger, so the permit history matters more than the build year.

The housing mix shapes what gets inspected. Some 61.6 percent of units sit in buildings with 10 or more units, compared with 40.2 percent countywide. Condo and apartment roofs usually belong to an association, so the board orders the inspection. Owners occupy 43.9 percent of homes, which leaves the rest as rentals where a landlord decides.

Florida rules

The questions behind the 15-year rule and the 4-point form

For a roof 15 years or older, Florida law requires the insurer to let you have an authorized inspector check it, at your expense. Age alone cannot be the reason an insurer refuses or non-renews, provided the inspection finds 5 or more years of useful life remaining. An insurer also may not refuse a policy solely because the roof is under 15 years old.

Covering material, roof age, remaining useful life, the date of the most recent roofing permit, and overall condition are all recorded in the roof section of the 4-point form. For properties more than 20 years old, Citizens calls for a 4-point inspection. Roofs older than 25 years (shingle) or 50 years (tile, concrete or metal) need documentation of at least five years of remaining life.

Your insurer or agent decides what your policy covers and what it will accept. An inspection report is evidence about the roof's condition. It does not settle a coverage question.

Before you order

When to order an inspection, and what the inspector looks at

An inspector looks for cracking, curling, heavy granule loss, exposed asphalt or felt, loose or missing tabs and tiles, and soft spots in the decking. They also look in the attic for visible leaks. For a wind mitigation form, the inspector records attic items you cannot see from the ground, such as deck attachment and roof-to-wall connections, with photos.

  • Buying: order one before closing, because the report shows remaining life.
  • Selling: a current report answers a buyer's insurer questions early.
  • Insurer letter: ask the insurer what form it wants before you pay an inspector.
  • After a storm: claim notice must reach the insurer within 1 year of the loss date.

Miami-Dade is in the High Velocity Hurricane Zone, so wind provisions here are stricter than in most of Florida. Roof permit records come from Miami-Dade County Regulatory and Economic Resources, since Fountainebleau is unincorporated. Confirm any permit question with that building office.

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Questions

Roof inspections in Fountainebleau: questions

What is the 15 year roof rule in Florida?

Under Fla. Stat. 627.7011(5), an insurer may not refuse a homeowner's policy solely because a roof is under 15 years old. Once your roof reaches 15 years or older, you can have an authorized inspector examine it, with the insurer requiring that you be allowed to do so at your own cost. A finding of 5 or more years of useful life left means the insurer cannot refuse or non-renew on age grounds alone. In Fountainebleau, 38.4 percent of homes were built before 1980, so this rule matters here.

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 can do a roof inspection for my insurer in Fountainebleau?

Florida defines an authorized inspector as one the insurer approves who is also a licensed home inspector, a certified building code inspector, a licensed general, building or residential contractor, a roofing contractor, an engineer, or an architect. Other people may be treated by the insurer as qualified too. Check with your insurer first, since it approves the inspector. Miami-Dade County permit records can help document the roof's history.

Source: Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, read Oct 5, 2026

Related: Roof inspections

What does the roof section of the 4-point inspection record?

It records the covering material, roof age, remaining useful life, date of the last roofing permit, whether the replacement was full or partial, and the overall condition. Cracking, curling and leaks are among the kinds of damage it lists as well. With photos of each roof slope, it can stand in for the separate roof inspection form. Citizens asks for a 4-point on properties over 20 years old, and the median Fountainebleau home dates to 1984.

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

How long is a wind mitigation inspection good for?

Provided the structure has had no material changes and the form contains no inaccuracies, the current form, OIR-B1-1802 (Rev. 04/26), stays valid for up to five years. It records items such as roof deck attachment and roof-to-wall connections. Miami-Dade County sits in the High Velocity Hurricane Zone, so the form's HVHZ category applies to homes here. Check with your insurer on how it handles the form.

Source: 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

Related: Roof inspections

Nearby

Roof inspections near Fountainebleau

Sources for this page(35)
  1. 1.Median year homes were built: 1984. 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, via Census Reporter API. Read Oct 5, 2026.
  3. 3.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  4. 4.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.
  5. 5.Owner-occupied share of occupied homes: 43.9% (9,267 of 21,088). 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.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.
  7. 7.Permit office: Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits. Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits. Read Oct 10, 2026.
  8. 8.Residents 65 and older: 18.6%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API. Read Oct 5, 2026.
  9. 9.Share of homes built before 1980: 38.4%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  10. 10.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  11. 11.Insp4pt 03 25. Read Oct 4, 2026.
  12. 12.Citizens Property Insurance Corporation. 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. Read Oct 5, 2026.
  15. 15.OIR form. Read Oct 4, 2026.
  16. 16.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  17. 17.Florida Statutes, section 627.70132 (2026). Read Oct 4, 2026.
  18. 18.Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (Rev. 04/26). Read Oct 4, 2026.
  19. 19.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
  20. 20.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
  21. 21.miamidade.gov, miamidade.gov. Read Oct 5, 2026.
  22. 22.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  23. 23.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  24. 24.2023 Florida Building Code, Building, 8th ed., Chapter 15 (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.Florida Statutes, section 489.113 (2026), Florida Legislature. 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 NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  30. 30.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  31. 31.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Fountainebleau 2020 Census internal point (25.7721, -80.3446), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  32. 32.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Fountainebleau 2020 Census internal point (25.7721, -80.3446), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  33. 33.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  34. 34.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Dorian (AL052019), NOAA National Hurricane Center. Read Oct 5, 2026.
  35. 35.Wikipedia, 'Fontainebleau, Florida' (revision 1374413376), Wikipedia. Read Oct 5, 2026.

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Roof inspections in Fountainebleau

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