Miami-Dade County ยท Census-designated place
Roofing in Kendall, Florida
Hurricane Andrew severely damaged Kendall in 1992, and the rules that followed still shape every roof here. The median home was built in 1978, so many roofs are older than the code that came after the storm. Miami-Dade County issues your permit, and the High Velocity Hurricane Zone applies to your work.
Updated October 2026
Age of homes
How old Kendall homes affect your roof and insurer
The median Kendall home dates to 1978, and 55.2 percent of homes were built before 1980. That suggests many original roofs, or their replacements, now sit at or past the ages insurers watch. The county median is 1980, so Kendall is close to the county norm.
Citizens Property Insurance asks for documented proof of at least five years of remaining useful life on roofs older than 25 years if they are shingle, or older than 50 years if they are tile, slate, clay, concrete or metal. Your own insurer or agent can tell you which standard your policy uses, since the insurer sets it, not a roofer.
Only 4 percent of Kendall homes went up in 2010 or later. Newer roofs are rare here, so a roof inspection often means judging a roof installed decades ago.
Permits and codes
Who issues roof permits in Kendall and what rules apply
Kendall is an unincorporated census-designated place. Miami-Dade County Regulatory and Economic Resources, Building and Permits, issues roof permits.
Miami-Dade is one of two counties in the Florida Building Code's High Velocity Hurricane Zone, with strong provisions adopted after Hurricane Andrew. Roofing products here are typically shown with a Miami-Dade Notice of Acceptance, and a copy must be available at the job site if the Building Official asks.
The 25 percent rule matters for repairs. If more than 25 percent of a roof section is repaired, replaced or recovered in any 12-month period, the whole roof section must be replaced or recovered. A roof already built or replaced under the 2007 Florida Building Code or later is treated differently, and only the repaired area must meet current code.
The Eighth Edition of the Florida Building Code, the 2023 version, became effective on December 31, 2023. The Ninth Edition takes over December 31, 2026, and applies to permit applications filed on or after that date.
Building permits
Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits
Official building pageOffice names and links only. Fees, forms and timing change; check the official page.
Weather
Rain and hurricane season on a Kendall roof
For Kendall roofs, the most active weeks of the Atlantic season fall from mid-August to mid-October. At Miami International Airport, 76.6 percent of normal annual rain falls from May through October, and June is the wettest month at 10.51 inches.
Kendall sits inland, bounded by Snapper Creek on the north and the Everglades on the west. Wikipedia notes the inland location brings cooler nights and warmer days than the coast.
NOAA Atlas 14 puts a 10-year storm here at 3.37 inches in one hour and 8.36 inches over 24 hours. A 100-year storm reaches 14.6 inches in 24 hours. Flashing and drainage details need to handle those rates.
After Hurricane Irma in 2017, NOAA counted about 1,000 homes in Miami-Dade with major damage. The 2016 and 2019 storms, Matthew and Dorian, brought a declaration and a hurricane warning to the county.
Hiring
Hiring a roofer and keeping your paperwork straight
Florida law limits who may call themselves a roofing contractor. A general, building or residential contractor may not advertise as one unless certified or registered as a roofing contractor, and must subcontract roofing work unless they hold that trade credential.
Your permit card warns that failing to record a Notice of Commencement may mean paying twice for the improvements. The notice must be recorded and posted at the job site before the first inspection.
A permit also expires if work does not start within 6 months of issuance, or stops for 6 months. About 20.6 percent of Kendall residents are 65 or older, so keep copies of the permit and inspection records where family can find them.
Local record
On record for Kendall
- Bounded by Snapper Creek on the north and the Everglades on the west; severely damaged by Hurricane Andrew in 1992.
- Wikipedia notes its inland location makes nights cooler and days warmer than coastal areas.
Services
Roofing services in Kendall
- Roof replacementTear-off, deck, code items and the two inspections.Re-roofs in Kendall
- Roof repairLeaks, lifted shingles, cracked tile and flashing.Repairs in Kendall
- Roof inspectionsRoof age, condition and what an insurer asks about.Inspections in Kendall
- Commercial roofingLow-slope systems, drainage and the code for buildings.Commercial roofs in Kendall
- New construction roofingDry-in, the sheathing inspection and the code edition.New construction in Kendall
- GuttersSizing for Florida rain, downspouts and fascia.Gutters in Kendall
Questions
Kendall roofing questions
What is the 25% roof rule in Florida?
The rule says not more than 25 percent of a roof section may be repaired, replaced or recovered in any 12-month period unless the whole roof section is replaced or recovered. A roof built or replaced under the 2007 Florida Building Code or later gets an exception, and only the repaired part must meet current code. In Kendall, with a median build year of 1978, many roofs may not qualify for that exception. Confirm with Miami-Dade County Building and Permits.
Source: 2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), read Oct 5, 2026
Who issues a roofing permit in Kendall, FL?
Miami-Dade County Regulatory and Economic Resources, Building and Permits, issues it. Kendall is an unincorporated census-designated place, so there is no separate city building office. Because Miami-Dade is in the High Velocity Hurricane Zone, expect product approval paperwork, such as a Notice of Acceptance, to be part of the job.
Source: Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, read Oct 5, 2026
How old are the homes in Kendall?
The median Kendall home was built in 1978, and 55.2 percent of homes predate 1980. Only 4 percent went up in 2010 or later. By our arithmetic, the 1978 median sits 2 years before the county median of 1980. That suggests many roofs here have been replaced at least once, and some may be near the ages insurers check.
Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API, read Oct 5, 2026
Does my Kendall roof need to last five more years for insurance?
It depends on your insurer. Citizens Property Insurance requires documentation of at least five years of remaining useful life for roofs older than 25 years if shingle, or older than 50 years if tile, slate, clay, concrete or metal. Other insurers set their own rules. Check with your insurer or agent about what applies to your policy before deciding on repairs or replacement.
Source: Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), read Oct 4, 2026
When is roofing weather riskiest in Kendall?
Most Atlantic hurricane activity falls from mid-August to mid-October. At Miami International Airport, 76.6 percent of normal annual rain falls May through October. NOAA puts a 100-year storm at 14.6 inches of rain in 24 hours at this town. Schedule inspections before June when you can.
Source: NOAA National Hurricane Center, Tropical Cyclone Climatology, read Oct 5, 2026
Miami-Dade County
More in Miami-Dade County
Sources for this page(31)
- 1.Median year homes were built: 1978. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
- 2.Share of homes built before 1980: 55.2%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
- 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.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.Share of homes built 2010 or later: 4%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
- 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.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.
- 8.Wikipedia, 'Kendall, Florida' (revision 1374451126). Read Oct 5, 2026.
- 9.NOAA National Hurricane Center, Tropical Cyclone Climatology. Read Oct 5, 2026.
- 10.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service). Read Oct 5, 2026.
- 11.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
- 12.Hurricane Matthew (2016). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Matthew (AL142016). Read Oct 5, 2026.
- 13.Hurricane Dorian (2019). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Dorian (AL052019). Read Oct 5, 2026.
- 14.Residents 65 and older: 20.6%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API. Read Oct 5, 2026.
- 15.People (2020 Census): 80,241. U.S. Census Bureau, 2020 Census counts (POP100, HU100) via TIGERweb tigerWMS_Census2020 layer 28 (Census Designated Places). Read Oct 5, 2026.
- 16.Owner-occupied share of occupied homes: 62.2% (18,747 of 30,158). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
- 17.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API, U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
- 18.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
- 19.miamidade.gov, miamidade.gov. Read Oct 5, 2026.
- 20.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
- 21.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
- 22.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
- 23.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Kendall 2020 Census internal point (25.6673, -80.3528), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
- 24.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Kendall 2020 Census internal point (25.6673, -80.3528), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
- 25.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
- 26.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Matthew (AL142016), NOAA National Hurricane Center. Read Oct 5, 2026.
- 27.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Dorian (AL052019), NOAA National Hurricane Center. Read Oct 5, 2026.
- 28.Florida Statutes, section 489.113 (2026), Florida Legislature. Read Oct 5, 2026.
- 29.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
- 30.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
- 31.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
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