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Inspections ยท Ives Estates

Roof inspections in Ives Estates, FL

About 13.3 percent of Ives Estates residents are 65 or older, and many of them own homes built around the median year of 1985. Homes that old often carry a second or third roof covering, and some may be near the 15-year mark that Florida insurers watch.

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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.

Ives Estates figures this page uses

Share of homes built before 1980
33.9%
Median year homes were built
1985
Owner-occupied share of occupied homes
56.8%
Residents 65 and older
13.3%

The 15-year rule

Why 15 years matters for Ives Estates roofs

About 33.9 percent of homes here were built before 1980, and the median home dates to 1985. By our arithmetic, that is 41 years before 2026. Many of these homes are likely on a replacement roof, and the date of that replacement decides how an insurer treats it.

Florida law gives you a path if an insurer points to roof age. Once a roof reaches 15 years, you may pay an authorized inspector to examine it. When the report gives the roof 5 or more years of useful life remaining, age alone is not a basis for the insurer to refuse coverage or non-renew.

Your insurer names who counts as an authorized inspector. Florida's list covers a roofing contractor, a licensed home inspector, a building code inspector, an engineer or an architect. Get the insurer's own short list in writing before you book anyone.

Inspection scope

What a roof inspection checks

The roof portion of a 4-point form records the covering material, the roof's age, its remaining useful life and the date of the last roofing permit. It also notes whether any replacement was full or partial. Citizens asks for that form on homes over 20 years old, which describes a large share of Ives Estates.

  • Cracked, curling or cupped shingles or tiles
  • Where granules have worn off, you may see bare asphalt or felt left exposed.
  • Missing or loose tabs
  • Soft spots when the decking is pressed from the attic
  • Stains or active leaks on the underside of the deck and on ceilings

The wind mitigation inspection happens as its own separate visit. It records attic items you cannot see from the ground, such as roof deck attachment and roof-to-wall connectors, with photos. Form OIR-B1-1802 stays on file for up to five years unless the structure changes. Miami-Dade County is in the High Velocity Hurricane Zone, so the form uses that category here.

Timing

When to order an inspection in Ives Estates

Buyers and sellers should order one before closing, since 56.8 percent of occupied homes here are owner-occupied and roof condition shapes insurance quotes. A letter from your insurer about roof age is another trigger. So is a storm that crossed Miami-Dade, such as Irma, which left about 1,000 county homes with major damage. Citizens wants documented remaining life on shingle roofs past 25 years.

About 20.1 percent of units here were built in 2010 or later, so newer roofs are common too. A newer roof still deserves a look after high wind. Ives Estates is unincorporated, so any repair permit that follows comes from the Miami-Dade County building office.

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Questions

Roof inspections in Ives Estates: questions

What is the 15 year roof rule in Florida?

The source of Florida's 15 year roof rule is Fla. Stat. 627.7011(5). Under that rule, a homeowner's policy cannot be refused or renewed-denied by an insurer only on the grounds that the roof is under 15 years old. When the roof has reached 15 years or more, you can have an authorized inspector examine it, at your own expense, and the insurer must allow that. If that inspection shows 5 or more years of useful life left, the insurer may not refuse or non-renew the policy solely for roof age. In Ives Estates the median home was built in 1985, so many owners have roofs old enough for this inspection to matter. For how it applies to your policy, ask your insurer or agent.

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 inspect my roof for my insurer?

Your insurer names the inspectors it accepts. Florida's list includes a roofing contractor, a general or residential contractor, a licensed home inspector, a building code inspector, a professional engineer and an architect. Citizens' roof form must be signed by a contractor, a building code inspector or a licensed home inspector, with photos of each roof slope. Because 13.3 percent of Ives Estates residents are 65 or older, many prefer to confirm the list by phone before booking.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

How long does a wind mitigation inspection last?

Form OIR-B1-1802 is valid for up to five years if no material changes are made to the structure and no inaccuracies are found on it. It asks about building code era, roof covering, deck attachment, roof-to-wall connections, roof geometry, sealed roof deck and opening protection. Miami-Dade County is in the High Velocity Hurricane Zone, so the HVHZ category applies to Ives Estates homes. Your insurer decides how it uses 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 Ives Estates

Sources for this page(33)
  1. 1.Share of homes built before 1980: 33.9%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  2. 2.Median year homes were built: 1985. 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 B25035, 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.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.
  6. 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. 7.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  8. 8.Owner-occupied share of occupied homes: 56.8% (5,763 of 10,146). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
  9. 9.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
  10. 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. 11.Residents 65 and older: 13.3%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API. Read Oct 5, 2026.
  12. 12.Florida Statutes, section 627.7011 (2026). Read Oct 5, 2026.
  13. 13.Insp4pt 03 25. Read Oct 4, 2026.
  14. 14.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  15. 15.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  16. 16.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  17. 17.OIR form. Read Oct 4, 2026.
  18. 18.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  19. 19.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  20. 20.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  21. 21.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
  22. 22.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  23. 23.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  24. 24.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
  25. 25.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  26. 26.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  27. 27.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  28. 28.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Ives Estates 2020 Census internal point (25.9635, -80.1825), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  29. 29.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Ives Estates 2020 Census internal point (25.9635, -80.1825), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  30. 30.Florida Statutes, section 553.842 (2026), Florida Legislature. Read Oct 5, 2026.
  31. 31.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  32. 32.Florida Statutes, section 489.113 (2026), Florida Legislature. Read Oct 5, 2026.
  33. 33.miamidade.gov, miamidade.gov. Read Oct 5, 2026.

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Roof inspections in Ives Estates

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