Repairs · Gladeview

Roof repair in Gladeview, FL

About 8 percent of Gladeview's housing units are mobile homes, and those roofs follow a different rulebook than the rest of the neighborhood. Site-built roofs here sit in Miami-Dade's High Velocity Hurricane Zone, where even small repairs need a permit and approved products.

Request a quote 407-242-2840

Updated October 2026

Close view across a gray shingle roof slope with a black pipe boot, a palm and a green lawn below.

Gladeview figures this page uses

Median year homes were built: 1974
Owner-occupied share of occupied homes: 34.7%
Mobile homes, share of housing units: 8%

Storm damage

Where Gladeview roofs fail in a hurricane

Hurricane Irma in 2017 left about 1,000 Miami-Dade homes with major damage and put a 74-knot gust on the Opa-locka Airport gauge. After storms like that, leaks usually start where the roof covering is torn open. Damaged roof covering is named by FEMA field teams as a leading way water gets into a house.

Check the ridge first. FEMA documented a house whose ceilings collapsed when the only roof damage was lost ridge shingles and ridge vent. Next, look at flashing where a wall meets the roof, at vent pipes and at changes of slope, because the code requires flashing at those spots and leaks track them.

In hurricanes, soffits have held up poorly, and when one fails it can let a large amount of water inside. Tropical Storm Eta in 2020 dropped 14.12 inches of rain near Biscayne Park, a reminder that a small gap can admit a great deal of water in this county.

Repair vs replace

When the 25 percent rule decides between repair and replacement

Within any 12-month period, patching is capped in Florida at 25 percent of a roof or roof section. Once repairs exceed that limit, the entire roof section has to meet current code. Only a roof that was itself built, repaired or replaced to the 2007 code or later escapes that limit.

Gladeview's median home was built in 1974, close to the county's 1980 figure. That is six years older than the county median. Yet 21.8 percent of units went up in 2010 or later, so roofs on neighboring homes can be decades apart in age. A newer roof may qualify for the exception. An older one probably does not.

Miami-Dade's HVHZ rules add more. Repairs must use components with a product approval, and a new system cannot go over water-soaked or deteriorated sheathing. Wet decking means tear-off to the deck, not a patch.

Permits and safety

Storm aftermath: permits and next steps

Any work on a roofing component in the HVHZ needs a permit, repairs and maintenance included. A Gladeview homeowner should expect the county's uniform roofing permit application to be executed by the roofer, not by the owner. Gladeview is unincorporated, so permits come from Miami-Dade County Regulatory and Economic Resources, Building and Permits.

Stay off a wet or damaged roof. Photograph the damage from the ground.
Cover openings only with methods you can do from a ladder or the attic side.
Peak hurricane season runs through mid-October, so book the work before the next storm.

Only 34.7 percent of occupied Gladeview homes are owner-occupied, against 52.2 percent countywide. If you rent, your landlord arranges roof work. Questions about coverage belong with the insurer or agent, because state law bars roofers from advising on coverage.

Request a quote

Questions

Roof repair in Gladeview: questions

What is the 15 year roof rule in Florida?

Florida Statute 627.7011(5) bars an insurer from declining to issue or renew your homeowner's policy solely because the roof is under 15 years old. Once a roof reaches 15 years, the insurer has to allow an authorized inspector to examine it, and the cost falls on you. If the inspection shows 5 or more years of useful life remaining, refusing or non-renewing solely because of age is not allowed. The median home in this area was built in 1974, so many roofs here have been replaced at least once and may be near the 15 year mark. Your insurer or agent can tell you where your own policy stands.

Source: Florida Statutes, section 627.7011 (2026), read Oct 4, 2026

Related: Roof repair

Do I need a permit for a small roof repair in Gladeview?

Probably yes. Because Miami-Dade sits in the High Velocity Hurricane Zone, every job on any roofing component needs a permit, including repair and maintenance. Gladeview sits outside any city limits, so your roofing permit is issued by Miami-Dade County Regulatory and Economic Resources. The state code lets a building official approve ordinary minor repairs without one, so confirm with the county building office before work starts.

Source: 2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), read Oct 5, 2026

Related: Roof repair

Do mobile home roofs follow the same rules?

Not the same way. About 8 percent of Gladeview's housing units are mobile homes, and manufactured homes follow the federal HUD code, not the Florida Building Code's site-built roof rules. Before any repair, ask the county building office which rules apply to your home and whether a permit is needed. A roofer should be able to tell you which standard applies to your unit.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API, read Oct 5, 2026

Related: Roof repair

What is the new law in Florida about roofs?

Two rules matter most. The 25 percent rule limits patching to 25 percent of a roof section in 12 months unless the roof was built to the 2007 code or later. For policies issued on or after January 1, 2023, a policyholder may not assign post-loss insurance benefits to a contractor. A new property claim is barred unless the insurer gets notice within 1 year after the date of loss.

Source: 2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), read Oct 5, 2026

Related: Roof repair

Nearby