Inspections ยท Gladeview
Roof inspections in Gladeview, FL
About 10.8 percent of Gladeview residents are 65 or older, and many own homes with roofs that have had decades of weather. If your roof is 15 years or older, Florida law lets you hire an authorized inspector to check it before your insurer decides on renewal.
Updated October 2026
Gladeview figures this page uses
- Median year homes were built
- 1974
- Share of homes built before 1980
- 55.6%
- Mobile homes, share of housing units
- 8%
- Owner-occupied share of occupied homes
- 34.7%
Housing age
Housing age in Gladeview and what it means for roofs
The median Gladeview home was built in 1974, and 55.6 percent of homes predate 1980. That suggests many original roofs here have been replaced at least once, and some may be due again. A home's build year does not tell you the age of its current roof, so look for a permit date or a past inspection form.
Newer construction exists too. About 21.8 percent of Gladeview housing units were built in 2010 or later, against 11.4 percent for Miami-Dade County. Those roofs are younger, but a storm can still lift shingles or loosen flashing at any age.
About 8 percent of units here are mobile homes. Their roofs follow the HUD code, so an inspector should be told up front which kind of home it is. Florida's 15-year roof statute also does not apply to mobile home policies.
Insurer rules
Roof age rules insurers use in Florida
Florida bars an insurer from dropping or refusing a homeowner's policy only because the roof is under 15 years old. Once a roof reaches 15 years, you may pay an authorized inspector yourself, and a result of 5 or more years of useful life stops age alone from being the reason for non-renewal.
Citizens Property Insurance sets its own lines. Shingle roofs older than 25 years, and tile or metal roofs older than 50 years, need documentation of at least five years of remaining life. A 4-point inspection is required for properties over 20 years old, and with Gladeview's median build year of 1974, that form may come up often.
The roof section of that form records the covering material, roof age, remaining useful life, last permit date, whether replacement was full or partial, and overall condition. What your own policy requires is something your insurer or agent can explain. We cannot say what it covers.
Inspection steps
Inspection steps and the right time to order
Cracking, curling, heavy granule loss, exposed felt, missing or loose tabs, soft decking, and leaks in the attic or on ceilings are what an inspector checks for. For a wind mitigation form, the inspector also photographs attic items you cannot see, such as deck attachment and roof-to-wall connections.
Book one when you buy or sell a home, after a storm, or once your insurer sends a roof-age letter. Miami-Dade sits in the High Velocity Hurricane Zone, so Hurricane Irma's 74-kt gust at Opa-locka Airport is a reminder that roofs here take real wind. Notice to an insurer of a new property claim must arrive within 1 year of the loss date.
If the inspection leads to repairs, Gladeview is unincorporated, so the county Regulatory and Economic Resources office issues roof permits. Only 34.7 percent of occupied homes here are owner-occupied, so renters should ask the landlord who holds the permit and inspection records.
Questions
Roof inspections in Gladeview: questions
What is the 15 year roof rule in Florida?
Under Fla. Stat. 627.7011(5), an insurer cannot decline to issue or renew your homeowner's policy on the sole ground that your roof is less than 15 years old. Once a roof reaches 15 years or older, the insurer must let you have an authorized inspector check it, and you pay for that inspection. If it shows 5 or more years of useful life, the insurer cannot drop you for age alone. In Gladeview, 55.6 percent of homes predate 1980, so the rule may matter 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
Who can do the roof inspection my insurer will accept?
The statute names a licensed home inspector, a certified building code inspector, a licensed general, building, residential or roofing contractor, an engineer, an architect, or anyone the insurer recognizes as qualified. Before you hire anyone, check with your insurer or agent. A contractor, building code inspector, or Florida-licensed home inspector must sign Citizens' roof form, and photos of each roof slope go with it. With a 1974 median build year in Gladeview, many owners may need this.
Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API, read Oct 5, 2026
Does the 15 year rule apply to my mobile home in Gladeview?
The 15 year roof rule in Fla. Stat. 627.7011(5) is written for homeowner's policies, so it may not reach a mobile home policy, and mobile home roofs follow the HUD code. Where the rule does apply, an insurer must let you have an authorized inspector check a roof that is 15 years or older at your expense, and may not refuse or non-renew solely for age if the inspection shows 5 or more years of useful life left. In Gladeview the median home was built in 1974, so many roofs here are old enough to matter. Your insurer can tell you which of these rules your policy follows.
Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API, read Oct 5, 2026
Do I need a permit if the inspection finds repairs are needed?
Because Gladeview is unincorporated, Miami-Dade County Regulatory and Economic Resources issues the roof permits. Before any work starts, check that office for its requirements. If you repair more than 25 percent of the roof in 12 months, the code requires the whole roof system to be replaced or recovered, unless the roof was built or replaced under the 2007 Florida Building Code or later.
Source: Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, read Oct 5, 2026
Sources for this page(32)
- 1.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.
- 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.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
- 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.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
- 6.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
- 7.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.
- 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.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
- 10.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.
- 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.Residents 65 and older: 10.8%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API. Read Oct 5, 2026.
- 13.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
- 14.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
- 15.Citizens Property Insurance Corporation. Read Oct 4, 2026.
- 16.Insp4pt 03 25. Read Oct 4, 2026.
- 17.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
- 18.Citizens Property Insurance Corporation. Read Oct 5, 2026.
- 19.Florida Statutes, section 627.70132 (2026). Read Oct 4, 2026.
- 20.Citizens Property Insurance Corporation. Read Oct 5, 2026.
- 21.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription). Read Oct 5, 2026. FBC text read from UpCodes (unofficial transcription): check floridabuilding.org or the ICC viewer before quoting (spec 8.7).
- 22.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
- 23.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
- 24.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
- 25.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
- 26.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
- 27.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
- 28.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.
- 29.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.
- 30.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
- 31.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
- 32.Florida Statutes, section 489.113 (2026), Florida Legislature. Read Oct 5, 2026.
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Roof inspections in Gladeview
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