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Commercial roofs ยท Kendale Lakes

Commercial roofing in Kendale Lakes, FL

Roughly 24.4 percent of homes in Kendale Lakes sit in buildings with 10 or more units, so a large share of roofs here are shared by many owners or managed by an association. Those buildings are usually low-slope, which makes drainage and membrane choice the first questions for a property manager. Start by confirming which roof system is on the building and who signs for the work.

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Updated October 2026

Glass entrance doors of a pale yellow building with painted figures and palm trees in front.
A low-slope roof section with a granulated cap sheet in the foreground meeting a gray shingle slope, neighboring homes and a cloudy sky behind.Our work
Photo: View of Kendale Lakes Branch Library by Alexandra Rincon, CC BY-SA 4.0, cropped

Multi-unit roofs

How the age and type of a building shapes the needs of its commercial roof

The community is not all single-family houses. The county share of units in 10-plus buildings is 40.2 percent, while the Kendale Lakes share is 24.4 percent, so you will still find many larger buildings here. That is about 15 points less multi-unit housing than the county as a whole, which means a mix of association buildings and detached homes that tends to need different roofing contracts.

Median build year is 1980, the same as Miami-Dade County. That suggests many of the older multi-unit roofs are past their expected life, and their decks may need checking before a new membrane goes on. Confirm with the building office whether the building falls under a recent code edition.

Permits and code

Code rules that apply to a Kendale Lakes commercial roof

Miami-Dade County is one of two counties in the High-Velocity Hurricane Zone, so the strictest South Florida roofing provisions apply to any work here. Permits for roofing work in the zone are issued through the county building office, which serves this unincorporated area. Ask any bidder to name the HVHZ permit application they will file.

Low-slope roofs have a minimum design slope. For single-ply, modified bitumen and liquid-applied systems, the code sets it at one-fourth unit in 12, about 2 percent. In the HVHZ, loose-laid ballasted systems are not allowed. A bid that depends on ballast or unusually flat decks should be questioned.

Comparing bids

How to compare commercial roofing bids

  • Ask which membrane type is proposed and its ASTM standard, such as TPO under D6878 or EPDM under D4637.
  • Confirm the drainage plan, including the 48-hour positive drainage goal and any secondary overflow drains.
  • Ask how the edge metal is wind tested under the ANSI/SPRI ES-1 test methods.
  • Ask who files the HVHZ roofing permit and who schedules the required inspections.

Florida law requires that roofing contractors be certified or registered as roofing contractors, and a general contractor cannot advertise as a roofing contractor without that credential. Check the state contractor license before you sign, and ask for the notice of commencement if the job is above the threshold.

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Questions

Commercial roofing in Kendale Lakes: questions

Who issues commercial roof permits in Kendale Lakes?

The Miami-Dade County Regulatory and Economic Resources department issues permits here, since Kendale Lakes is an unincorporated census-designated place. Roofing in the High-Velocity Hurricane Zone requires an HVHZ Uniform Roofing Permit Application completed by a licensed contractor. Confirm the current permit requirements with the county building office before work starts.

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

Related: Commercial roofing

What is the 25% rule for roofing?

The rule limits repair, replacement or recovery to no more than 25 percent of a roof section in any 12-month period. If more is needed, the entire roof system must be replaced. A building meeting the 2007 code or later can have only the repaired part brought up to current code.

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

Related: Commercial roofing

What minimum slope do low-slope commercial roofs need?

New low-slope roofs need a minimum design slope of one-fourth unit in 12, about 2 percent, for single-ply, modified bitumen and liquid-applied systems. In the HVHZ, loose-laid ballasted systems are not permitted at all. Ask your contractor how the drainage plan meets this slope.

Source: FBC-B 2023 Ch. 15, read Oct 5, 2026

Related: Commercial roofing

Do I need a contractor who is certified as a roofing contractor?

Yes. A general contractor certified after 1973 cannot advertise or act as a roofing contractor unless certified or registered as one. Check the state license before you sign. Confirm the license and credentials with the Florida licensing board, not with the bidder alone. Many homes in this area are older, with a median build year of 1980 in Miami-Dade County, so roof work often involves tear-off and inspection of decking that a general contractor may not be authorized to perform.

Source: Florida Statutes, section 489.113 (2026), read Oct 5, 2026

Related: Commercial roofing

Nearby

Commercial roofing near Kendale Lakes

Sources for this page(23)
  1. 1.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  2. 2.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.
  3. 3.Share of homes in buildings with 10+ units: 24.4%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, 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.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.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.
  7. 7.2023 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).
  8. 8.FBC-Building 2023 Chapter 2 definitions. Read Oct 5, 2026. FBC text read from UpCodes (unofficial transcription): check floridabuilding.org or the ICC viewer before quoting (spec 8.7).
  9. 9.FBC-B 2023 Ch. 15. 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").
  10. 10.ASTM International. Read Oct 5, 2026.
  11. 11.Florida Statutes, section 489.113 (2026). Read Oct 5, 2026.
  12. 12.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
  13. 13.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  14. 14.Florida Statutes, section 627.7011 (2026), Florida Legislature. Read Oct 4, 2026.
  15. 15.miamidade.gov, miamidade.gov. Read Oct 5, 2026.
  16. 16.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  17. 17.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  18. 18.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  19. 19.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  20. 20.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.
  21. 21.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.
  22. 22.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  23. 23.Wikipedia, 'Kendale Lakes, Florida' (revision 1374451112), Wikipedia. Read Oct 5, 2026.

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Commercial roofing in Kendale Lakes

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