Re-roofs ยท Gladeview
Roof replacement in Gladeview, FL
Most homes in Gladeview were built around 1974, according to the median build year of 1974 from the Census Bureau's 2024 five-year estimates. That suggests many of the roofs you see today are original or near original. A roof this old usually means a full replacement is coming up for the owner, and the permit and inspection steps differ from a simple patch.
Updated October 2026
Gladeview figures this page uses
- Housing units (ACS 5-year)
- 5,654
- Share of homes built before 1980
- 55.6%
- Share of homes built 2010 or later
- 21.8%
- Owner-occupied share of occupied homes
- 34.7%
Home age
What the age of Gladeview roofs means for a replacement
Of the 5,654 housing units in Gladeview, 55.6 percent were built before 1980, and only 21.8 percent were built in 2010 or later. Many of the roofs here are likely past the age where a full tear-off makes more sense than another patch.
Only 34.7 percent of occupied homes are owner-occupied, compared with 52.2 percent for Miami-Dade County. Renters and landlords often decide roof work together, so confirm who signs the permit before work starts.
Permits and rules
How permits, inspections and the 25% rule apply in Gladeview
Gladeview is a census-designated place, not an incorporated city, so the Miami-Dade County Regulatory and Economic Resources department handles roof permits. Confirm current requirements with that office before you start.
In Miami-Dade, the High Velocity Hurricane Zone rules apply, so a roof permit is required for any roofing work, including repair. The permit application must be completed by a licensed contractor.
- No more than 25 percent of the roof area can be replaced in any 12-month period unless the entire roof is replaced.
- A roof built to the 2007 Florida Building Code or later can have only the repaired part brought up to current code.
- Deck fastening and the secondary water barrier are checked during the inspections.
Questions
Roof replacement in Gladeview: questions
What is the 15 year roof rule in Florida?
Under Florida statute, an insurer cannot turn down a homeowner's policy just because the roof is younger than 15 years. For a roof 15 years or older, the insurer must let the homeowner have an authorized inspector check the roof at the homeowner's expense. Insurers may not refuse or non-renew solely for age if the inspection shows at least 5 years of useful life left. In areas where 55.6 percent of homes were built before 1980, many roofs are well past this age, so the inspection step matters. Confirm these points with your insurer or agent before relying on them.
Source: Florida Statutes, section 627.7011 (2026), read Oct 4, 2026
Who issues roof permits in Gladeview?
Because Gladeview is an unincorporated census-designated place, roof permits there come from the Miami-Dade County Regulatory and Economic Resources department. Confirm current requirements with that office before work begins, since a permit must be completed by a licensed contractor.
Source: Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, read Oct 5, 2026
Does a Gladeview roof need a permit for a patch?
In the High Velocity Hurricane Zone, a permit is required for all work on a roofing component, including repair or maintenance. A patch on a roof built around 1974 still needs a permit under those rules, so ask the county building office before you begin.
Source: 2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), read Oct 5, 2026
Sources for this page(26)
- 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.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 B25034, via Census Reporter API. Read Oct 5, 2026.
- 6.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.
- 7.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.
- 8.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, 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.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.
- 11.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.
- 12.2023 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). Source URL inherited from C-14 (the research cites it "as C-14").
- 13.Florida Statutes, section 553.844 (2026). Read Oct 5, 2026.
- 14.2023 Florida Building Code, Building, 8th ed., Chapter 1 (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). Source URL inherited from C-3 (the research cites it "as C-3").
- 15.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
- 16.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
- 17.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
- 18.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
- 19.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
- 20.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
- 21.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
- 22.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.
- 23.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.
- 24.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
- 25.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
- 26.Florida Statutes, section 489.113 (2026), Florida Legislature. Read Oct 5, 2026.
South Fork Roofing
Roof replacement in Gladeview
Answer a few questions about the job, or call.