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Repairs ยท Kendale Lakes

Roof repair in Kendale Lakes, FL

Kendale Lakes sits about 15 miles west-southwest of downtown Miami, and its lakes do not stop a hurricane's wind from reaching your roof. Wind lifts shingles, strips vents and opens flashing. Water follows. Below you will see where roofs here fail, when a repair is enough, and what to do first.

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Updated October 2026

Glass entrance doors of a pale yellow building with painted figures and palm trees in front.
Close view across a gray shingle roof slope with a black pipe boot, a palm and a green lawn below.Our work
Photo: View of Kendale Lakes Branch Library by Alexandra Rincon, CC BY-SA 4.0, cropped

Storm damage

Where Kendale Lakes roofs fail in a storm

Irma in 2017 caused major damage to about 1,000 homes in Miami-Dade, and storm surge there reached 4-6 ft above ground along Biscayne Bay. Wind-stripped roof covering is usually the first failure. FEMA assessment teams name it a leading route for water into a house.

Ridge vents are a weak point. When one blows off, a long opening in the roof deck is exposed to rain. FEMA documented a house where ceilings collapsed though the only roof damage was lost ridge shingles and ridge vent.

Leaks also follow flashing: wall and roof joints, changes of slope, and pipe or vent openings. Soffits fail often in hurricanes too, and a failed soffit lets water into the attic.

The median Kendale Lakes home was built in 1980, the same as the county figure. Many homes here predate Miami-Dade's post-Andrew roof rules, so check flashing and vents closely after any storm.

The 25% rule

Patch, section or whole roof: the 25% limit

Florida code limits patching. Over any 12-month stretch, work on more than a quarter of a roof or roof section triggers redoing the entire covering on that roof or section.

There is an exception. If your roof was built, repaired or replaced to the 2007 Florida Building Code or later, only the repaired part must meet current code. Local governments may not change that exception.

Tear-off to the deck is required when the existing roof is water soaked, has two or more layers of covering, or cannot be secured as the code requires. In Miami-Dade, repairs must also use products with a product approval.

Next steps

Permits and safe steps after a storm

Along with Broward County, Miami-Dade County makes up the High Velocity Hurricane Zone, which has only two counties. The code there requires a permit for any work on a roofing component, even maintenance. Kendale Lakes is unincorporated, so Miami-Dade Regulatory and Economic Resources issues it.

  • Stay off the roof. Look from the ground for missing tabs, lost ridge material and open flashing.
  • Check the attic and ceilings for visible leaks and wet insulation.
  • Photograph damage before anything is moved.
  • Cover openings only if you can do it safely from the ground or a stable surface.

For any question about what your policy covers, contact your insurer or agent. The statutory window for a new claim is 1 year after the date of loss, so note when the damage happened.

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Questions

Roof repair in Kendale Lakes: questions

What is the 25% roof rule in Florida?

Within any 12-month period, you may repair, replace or recover no more than 25 percent of a roof or roof section, unless the whole roof or section gets replaced or recovered. If your roof was built, repaired or replaced to the 2007 Florida Building Code or later, only the repaired part must meet current code. Miami-Dade County uses the same text in its High Velocity Hurricane Zone chapter.

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 repair

Do I need a permit to repair my roof in Kendale Lakes?

Yes, Kendale Lakes needs a permit for roof repair, and Miami-Dade Regulatory and Economic Resources issues it because the community is a census-designated place with no city building office of its own. The High Velocity Hurricane Zone chapter calls for a permit on all roofing work there, maintenance included, with a contractor signing the application. The median home in Kendale Lakes was built in 1980, so many roofs here have been through several rounds of repairs and code changes. Confirm any small-repair question with the county building office.

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 repair

What storms have hit Miami-Dade roofs recently?

Hurricane Irma in 2017 damaged about 1,000 homes badly in the county, with surge 4-6 ft above ground along Biscayne Bay. Tropical Storm Eta in 2020 dropped 14.12 inches of rain near Biscayne Park and cut power to over 290,000 customers across three counties. The hurricane season stretches from June 1 through November 30, and activity typically peaks near September 10.

Source: NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), read Oct 5, 2026

Related: Roof repair

Can my insurer make me replace a roof because of its age?

Once a roof reaches 15 years of age or older, the insurer must permit an authorized inspector to examine it, and the cost of that inspection falls to you. Age alone cannot be the reason an insurer refuses or non-renews a policy if the inspection finds 5 or more years of useful life remaining. Your insurer or agent can explain how this applies to your own policy. About 71.0% of occupied Kendale Lakes homes are owner-occupied, so most of these decisions fall to the owner.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API, read Oct 5, 2026

Related: Roof repair

Nearby

Roof repair near Kendale Lakes

Sources for this page(34)
  1. 1.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
  2. 2.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.
  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.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.
  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.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.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.Wikipedia, 'Kendale Lakes, Florida' (revision 1374451112). Read Oct 5, 2026.
  9. 9.Tropical Storm Eta (2020). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta (AL292020). Read Oct 5, 2026.
  10. 10.Hurricane Isaias (2020). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Isaias (AL092020). Read Oct 5, 2026.
  11. 11.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.
  12. 12.FEMA FL-RA2. Read Oct 5, 2026.
  13. 13.FBCR Ch. 9. Read Oct 4, 2026.
  14. 14.2023 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).
  15. 15.2023 Florida Building Code, Residential, 8th ed., chapter 9 roof assemblies (ICC viewer). Read Oct 4, 2026.
  16. 16.Florida Statutes, section 553.844 (2026). Read Oct 5, 2026.
  17. 17.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  18. 18.Florida Statutes, section 627.70132 (2026). Read Oct 4, 2026.
  19. 19.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  20. 20.NOAA NHC. Read Oct 5, 2026.
  21. 21.Florida Statutes, section 627.7011 (2026). 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.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API, U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  24. 24.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
  25. 25.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta (AL292020), NOAA National Hurricane Center. Read Oct 5, 2026.
  26. 26.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Isaias (AL092020), NOAA National Hurricane Center. Read Oct 5, 2026.
  27. 27.miamidade.gov, miamidade.gov. Read Oct 5, 2026.
  28. 28.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  29. 29.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  30. 30.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  31. 31.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  32. 32.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  33. 33.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.
  34. 34.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.

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Roof repair in Kendale Lakes

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