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Inspections ยท Kendale Lakes

Roof inspections in Kendale Lakes, FL

Mobile homes make up 0.5 percent of Kendale Lakes housing units, so almost every roof here sits on a site-built house or a multi-unit building. The median home was built in 1980, and 50.7 percent were built before then. That suggests many original roofs are well past 15 years, which is when insurer rules start to matter.

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Updated October 2026

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

Kendale Lakes figures this page uses

Owner-occupied share of occupied homes
71%
Residents 65 and older
24%
Mobile homes, share of housing units
0.5%
Median year homes were built
1980

Age and insurers

Why Kendale Lakes roofs get inspected

Florida draws the line at 15 years. Under the statute, a roof younger than that cannot be the sole reason a homeowner's policy is refused or dropped. At 15 years, you get the right to hire an authorized inspector, at your own expense, before the insurer requires a new roof.

A report showing 5 or more years of useful life left protects the policy from refusal or non-renewal on age alone. Your insurer or agent can tell you which inspectors it accepts. The statute lists licensed roofing contractors, home inspectors, engineers and architects.

About 71.0 percent of occupied homes here are owner-occupied, and 24 percent of residents are 65 or older. Many owners may therefore hold older policies. Citizens separately asks for documentation of five years of remaining life on soft roofs, such as shingle, older than 25 years.

Inspector's checklist

What the inspection looks at

On the 4-point form, the roof section captures the covering material, the roof's age, its remaining useful life, the date of the last permit, and whether the roof was replaced in full or only in part. For any property more than 20 years old, Citizens requires a 4-point inspection. Add photos of each slope, and that form can stand in for the separate Citizens roof form.

  • Cracked, cupped or curled shingles, and granules worn off
  • Asphalt or felt showing through, and tabs or tiles that are missing, loose or cracked
  • Soft spots when the inspector tests the decking
  • Stains or active leaks on the underside of the decking and on ceilings inside

A wind mitigation inspection is different. It records roof deck attachment, roof-to-wall connections and roof shape, which means attic items you cannot see from the ground. Miami-Dade is in the High Velocity Hurricane Zone, so those answers carry weight here.

Timing

When to order one

Order an inspection when you buy, when you sell, or when your insurer sends a letter about roof age. Also order one after a storm. Hurricane Irma in 2017 left about 1,000 Miami-Dade homes with major damage, and notice of a new claim must reach your insurer within 1 year of the loss.

Florida law bars contractors from offering anything of value for a roof inspection or claim, and from advising you on coverage. Your insurer or agent answers what your policy pays for. Roof permits in this unincorporated community come from the Miami-Dade County building office.

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Questions

Roof inspections in Kendale Lakes: questions

How old is too old for a roof in Kendale Lakes?

Florida sets no single age limit. The median home here was built in 1980, so many original roofs are likely past 15 years. At 15 years, your insurer must let an authorized inspector check the roof at your expense. A finding of 5 or more years of useful life left keeps the insurer from refusing or non-renewing on age alone. Citizens uses a 25-year line for shingle roofs.

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

What does the roof section of the 4-point form ask?

It records the covering material, roof age, remaining useful life, date of the last roofing permit, full or partial replacement and the percentage replaced, overall condition, and damage such as cracking, missing tabs and leaks. Citizens requires the 4-point inspection for properties more than 20 years old, and about 50.7 percent of homes in Kendale Lakes were built before 1980.

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 has to accept whoever performs the inspection. The statute's list includes a home inspector, a building code inspector, a general, building or residential contractor or roofing contractor, a professional engineer, or an architect. Ask your agent which your insurer takes before you book, since you pay for the inspection. Roof permits in Kendale Lakes come from the Miami-Dade County building office.

Source: Florida Statutes, section 627.7011 (2026), read Oct 5, 2026

Related: Roof inspections

Does a wind mitigation inspection differ from a roof inspection?

Yes. The wind mitigation form, OIR-B1-1802, asks about roof deck attachment, roof-to-wall connections, roof shape and opening protection. As long as nothing material changes, the report remains valid for up to five years. Miami-Dade County is in the High Velocity Hurricane Zone, and your insurer can explain 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 Kendale Lakes

Sources for this page(33)
  1. 1.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.
  2. 2.Residents 65 and older: 24%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API. Read Oct 5, 2026.
  3. 3.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.
  4. 4.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
  5. 5.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.
  6. 6.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, 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.Mobile homes, share of housing units: 0.5%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  9. 9.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.
  10. 10.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.
  11. 11.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.
  12. 12.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  13. 13.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  14. 14.Insp4pt 03 25. Read Oct 4, 2026.
  15. 15.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  16. 16.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  17. 17.OIR form. Read Oct 4, 2026.
  18. 18.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  19. 19.Florida Statutes, section 627.70132 (2026). Read Oct 4, 2026.
  20. 20.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  21. 21.Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (Rev. 04/26). Read Oct 4, 2026.
  22. 22.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  23. 23.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
  24. 24.miamidade.gov, miamidade.gov. Read Oct 5, 2026.
  25. 25.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  26. 26.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  27. 27.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  28. 28.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  29. 29.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  30. 30.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  31. 31.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.
  32. 32.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.
  33. 33.Wikipedia, 'Kendale Lakes, Florida' (revision 1374451112), Wikipedia. Read Oct 5, 2026.

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Roof inspections in Kendale Lakes

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