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Miami-Dade County ยท Census-designated place

Roofing in Kendale Lakes, Florida

Kendale Lakes sits about 15 miles west-southwest of downtown Miami, and the community is dotted with lakes. Your roof here answers to Miami-Dade County rules, not a city office. The median home was built in 1980, so many roofs on these homes are likely on their second or later covering. Age, permits and storm rules decide what you do next.

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Updated October 2026

Glass entrance doors of a pale yellow building with painted figures and palm trees in front.
Photo: View of Kendale Lakes Branch Library by Alexandra Rincon, CC BY-SA 4.0, cropped

At a glance

Kendale Lakes homes at a glance

People (2020 Census)
55,646
Median year homes were built
1980
Share of homes built before 1980
50.7%
Share of homes built 2010 or later
1.3%
Owner-occupied share of occupied homes
71%

Census figures; each one is listed in the sources at the end of this page.

Housing age

Roof age and insurance for older homes in this area

The median Kendale Lakes home was built in 1980, and 50.7 percent of homes went up before 1980. Only 1.3 percent were finished in 2010 or later. That suggests many roofs here have been replaced at least once, and some are now at an age where an insurer will look at them.

For a roof 15 years or older, Florida law lets you hire an authorized inspector, at your own expense, before an insurer requires replacement. When that inspection finds at least 5 years of useful life remaining, an insurer generally cannot deny or drop coverage based on age alone. Ask your insurer or agent how your specific policy handles roof age.

Kendale Lakes matches Miami-Dade County on housing age, with both at a 1980 median. About 71.0 percent of occupied homes are owner-occupied, so most roof decisions belong to the people living under them.

Permits

Who issues roof permits in Kendale Lakes

Kendale Lakes is an unincorporated census-designated place. Miami-Dade County Regulatory and Economic Resources, through its Building & Permits office, issues the roof permit. Check current requirements with that office before any work starts.

Of Florida's two counties in the High Velocity Hurricane Zone, Miami-Dade is one. Roofing products here are checked against Miami-Dade's Notice of Acceptance system, and the building official can ask to see a copy of the full notice at the job site.

Two timing rules matter once you have a permit. Crews must begin work within 6 months after the permit is issued. It also lapses if suspended or abandoned for 6 months. A Notice of Commencement has to be recorded and posted before the first inspection, or you could end up paying for the same work twice.

Building permits

Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits

Official building page

Office names and links only. Fees, forms and timing change; check the official page.

Repair limits

The 25 percent rule on 1980s-era roofs

Under the 25 percent rule, no more than 25 percent of a roof section may be repaired, replaced or recovered in any 12-month period. Beyond that point, the full roof section has to be torn off and replaced or re-covered. This is the answer to the common search about the 25 percent roofing rule.

The exception applies only if the roof itself was built, repaired or replaced under the 2007 Florida Building Code or later. A home's build year does not tell you that. A roof on a 1980 house may have been redone in 2015, or may be original, so check permit records with the county building office.

  • About 15 miles west-southwest of downtown Miami; the community is dotted with lakes.
  • Housing mix: 43.2% single-family detached and 24.4% in buildings with 10+ units.

Weather

Kendale Lakes and the rest of Miami-Dade get the same rain and storms

Miami International Airport records an average of 67.41 inches of rain yearly, with 76.6 percent of that landing between May and October. June tends to be the soggiest month, averaging 10.51 inches. The hurricane season runs June 1 to November 30, with the peak around September 10.

NOAA Atlas 14 puts a 10-year hourly storm at Kendale Lakes at 3.34 inches an hour, and a 100-year 24-hour storm at 14.7 inches. In 2017, Hurricane Irma caused major damage to roughly 1,000 homes across Miami-Dade.

Services

Roofing services in Kendale Lakes

Questions

Kendale Lakes roofing questions

What is the 25% roof rule in Florida?

No more than 25 percent of a roof section may be repaired, replaced or recovered in any 12-month period. Once that limit is passed, the whole roof section must be replaced or re-covered. An exception covers a roof built, repaired or replaced under the 2007 Florida Building Code or later. In Kendale Lakes, where the median home dates to 1980, confirm your roof's history with Miami-Dade County's Building & Permits office.

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

Related: Roof replacement

Who pulls the roof permit in Kendale Lakes?

Kendale Lakes is unincorporated, so Miami-Dade County Regulatory and Economic Resources issues roof permits through its Building & Permits office. There is no separate city building department. Because the county sits in the High Velocity Hurricane Zone, the products you choose are reviewed against that zone's rules.

Source: Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, read Oct 5, 2026

Related: Roof replacement

My Kendale Lakes roof is over 15 years old. Can my insurer drop me?

Not for age alone if an authorized inspector finds 5 or more years of useful life left. Florida law lets you pay for that inspection before an insurer requires replacement. With 50.7 percent of local homes built before 1980, many owners will meet this question. Check with your insurance carrier or agent to see how this plays out under your specific policy.

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

Related: Roof inspections

How much rain should a Kendale Lakes roof handle?

NOAA Atlas 14 gives a 10-year 1-hour rain of 3.34 inches an hour here, and 14.7 inches over 24 hours in a 100-year storm. Miami International Airport records 67.41 inches in a normal year. Roof edges, flashing and drainage matter most during the June to October wet months.

Source: NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Kendale Lakes 2020 Census internal point (25.7069, -80.4116), read Oct 5, 2026

Related: Roof repair

How long does a roof permit stay valid in Miami-Dade?

Under the Florida Building Code, a roof permit becomes invalid if work does not start within 6 months of issuance, or if work is suspended or abandoned for 6 months. Projects stay active so long as an approved inspection takes place within 180 days of the last one. Many homes in the area were built around 1980, so older roofs are often part of permit planning for replacements. Check timing with the county building office before you schedule.

Source: 2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), read Oct 5, 2026

Related: Roof replacement

Nearby

Near Kendale Lakes

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Sources for this page(24)
  1. 1.Median year homes were built: 1980. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
  2. 2.Share of homes built before 1980: 50.7%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  3. 3.Share of homes built 2010 or later: 1.3%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, 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, via Census Reporter API. Read Oct 5, 2026.
  5. 5.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.
  6. 6.Owner-occupied share of occupied homes: 71.0% (13,496 of 18,996). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, 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.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.
  9. 9.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.
  10. 10.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service). Read Oct 5, 2026.
  11. 11.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service). Read Oct 5, 2026.
  12. 12.NOAA National Hurricane Center, Tropical Cyclone Climatology. Read Oct 5, 2026.
  13. 13.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
  14. 14.Wikipedia, 'Kendale Lakes, Florida' (revision 1374451112). Read Oct 5, 2026.
  15. 15.People (2020 Census): 55,646. U.S. Census Bureau, 2020 Census counts (POP100, HU100) via TIGERweb tigerWMS_Census2020 layer 28 (Census Designated Places). Read Oct 5, 2026.
  16. 16.Florida Statutes, section 627.7011 (2026), Florida Legislature. Read Oct 4, 2026.
  17. 17.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
  18. 18.miamidade.gov, miamidade.gov. Read Oct 5, 2026.
  19. 19.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  20. 20.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  21. 21.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  22. 22.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Kendale Lakes 2020 Census internal point (25.7069, -80.4116), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  23. 23.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Kendale Lakes 2020 Census internal point (25.7069, -80.4116), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  24. 24.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.

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