Miami-Dade County ยท Census-designated place
Roofing in Gladeview, Florida
Most homes in Gladeview were built around 1974. The median build year is 1974, which is about the same age as the county figure of 1980. That means many roofs here are likely past their first decades, and an older roof is the first thing to check. Start with the age of your own roof and what your insurer requires for it.
Updated October 2026
Roof age
What the age of a Gladeview house tells you about its roof
Gladeview has 5,654 housing units, and 55.6 percent of them were built before 1980. Only 21.8 percent were built in 2010 or later. Those numbers suggest that a large share of roofs here are original or close to it. The margin of error on the median build year is plus or minus 7 years, so the true median could sit a little earlier or later.
Citizens Property Insurance asks for proof of at least five years of remaining useful life on a roof older than 25 years if the roof is soft, such as shingle. Tile and metal roofs generally reach their limit at 50 years. An older Gladeview roof may trigger that request, so keep your permit records and any inspection reports together.
Permits and rules
Mobile homes, permits and local review in Gladeview
Mobile homes make up 8 percent of housing units here, which is a meaningful share.
Roof permits in Gladeview are issued by Miami-Dade County Regulatory and Economic Resources, because Gladeview is an unincorporated census-designated place. Check the county building and permits page before you file, and confirm any local review requirement with that office. Only 34.7 percent of occupied homes here are owner-occupied, compared with 52.2 percent countywide, so many roofs may be decided by landlords or property managers.
Building permits
Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits
Official building pageOffice names and links only. Fees, forms and timing change; check the official page.
Weather
Rain and storms that affect Gladeview roofs
Measured at Miami International Airport, roughly three-quarters of the year's rain (76.6 percent) comes between May and October, with June the heaviest month. The 1991 to 2020 normal annual total there is 67.41 inches. Heavy rain in a short time is the bigger threat to an older roof than steady rain.
Miami-Dade is in the High Velocity Hurricane Zone of the Florida Building Code, which carries strong hurricane provisions adopted after Hurricane Andrew. In 2017, Hurricane Irma badly damaged an estimated 1,000 homes across Miami-Dade County. Hurricane season in the Atlantic stretches from June 1 through November 30, and the statistical high point arrives around September 10.
- A 1-hour rain in a 10-year storm falls at 3.38 inches an hour here.
- A 24-hour rain in a 10-year storm totals 8.48 inches.
- After any storm, have the roof and gutters inspected before you assume the damage is minor.
Local record
On record for Gladeview
- 21.8% of housing units were built in 2010 or later (Miami-Dade County: 11.4%), a newer-construction area.
Services
Roofing services in Gladeview
- Roof replacementTear-off, deck, code items and the two inspections.Re-roofs in Gladeview
- Roof repairLeaks, lifted shingles, cracked tile and flashing.Repairs in Gladeview
- Roof inspectionsRoof age, condition and what an insurer asks about.Inspections in Gladeview
- Commercial roofingLow-slope systems, drainage and the code for buildings.Commercial roofs in Gladeview
- New construction roofingDry-in, the sheathing inspection and the code edition.New construction in Gladeview
- GuttersSizing for Florida rain, downspouts and fascia.Gutters in Gladeview
Questions
Gladeview roofing questions
What is the 15 year roof rule in Florida?
The 15-year roof rule comes from Florida Statute 627.7011(5), which covers homeowner insurance. A roof being under 15 years old is not, by itself, grounds for an insurer to decline to write or renew your policy. If your roof is 15 years old or older, your insurer has to allow an authorized inspector to examine it, with you paying for the inspection, and it cannot turn you down or drop your coverage only because of the roof's age when that inspection shows at least 5 years of useful life remaining. The median home in Gladeview was built in 1974, so many homeowners here may see this rule.
Source: 2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), read Oct 5, 2026
What is the new law in Florida about roofs?
Florida's Eighth Edition Building Code, dated 2023, went into force on December 31 of that year. Starting December 31, 2026, the Ninth Edition takes effect, so any permit application submitted on or after that date has to comply with it. For a Gladeview roof, the date your permit application is filed can decide which code edition applies. Confirm the current edition with the county building office.
Source: FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, read Oct 5, 2026
Does an older roof in Gladeview need an inspection for insurance?
Citizens Property Insurance may ask for proof of at least five years of remaining useful life on a roof older than 25 years if it is soft, or 50 years if it is hard. With a median build year of 1974 in Gladeview, many roofs may fall into this range. Talk to your insurer or agent about what documentation they need. South Fork Roofing does not handle insurance claims.
Source: Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), read Oct 4, 2026
How much rain does Gladeview get in a year?
Miami International Airport, the nearest long-term station, has a 1991 to 2020 normal of 67.41 inches a year. Of that total, 76.6 percent arrives May through October, with June reaching 10.51 inches as the wettest month. A 1-hour rain in a 10-year storm falls at 3.38 inches an hour for this area, so gutters and roof drainage should be checked before the wet season.
Source: NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), read Oct 5, 2026
Who issues roof permits in Gladeview?
Because Gladeview is an unincorporated census-designated place, roof permits there are handled by Miami-Dade County Regulatory and Economic Resources. Check the building and permits page before you file, and confirm whether any local review applies to your property. A roofer who hires out part of the work must also follow the state contractor rules.
Source: Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, read Oct 5, 2026
Miami-Dade County
More in Miami-Dade County
Sources for this page(27)
- 1.Housing units (ACS 5-year): 5,654. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25001, via Census Reporter API. Read Oct 5, 2026.
- 2.Share of homes built before 1980: 55.6%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
- 3.Share of homes built 2010 or later: 21.8%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
- 4.Median year homes were built: 1974. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
- 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.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
- 7.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.
- 8.Mobile homes, share of housing units: 8%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
- 9.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.
- 10.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
- 11.Owner-occupied share of occupied homes: 34.7% (1,772 of 5,104). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
- 12.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service). Read Oct 5, 2026.
- 13.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service). Read Oct 5, 2026.
- 14.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.
- 15.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
- 16.NOAA National Hurricane Center, Tropical Cyclone Climatology. Read Oct 5, 2026.
- 17.People (2020 Census): 14,927. U.S. Census Bureau, 2020 Census counts (POP100, HU100) via TIGERweb tigerWMS_Census2020 layer 28 (Census Designated Places). Read Oct 5, 2026.
- 18.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
- 19.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
- 20.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
- 21.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
- 22.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
- 23.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Gladeview 2020 Census internal point (25.8395, -80.2368), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
- 24.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Gladeview 2020 Census internal point (25.8395, -80.2368), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
- 25.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
- 26.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
- 27.Florida Statutes, section 489.113 (2026), Florida Legislature. Read Oct 5, 2026.
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