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Commercial roofs ยท Kendall

Commercial roofing in Kendall, FL

In Kendall, 34.4 percent of homes sit in buildings with 10 or more units. That makes association, condo and apartment roofs a large share of the local roofing work. A low-slope roof on one of these buildings falls under Miami-Dade County permit rules and the High-Velocity Hurricane Zone code, so the bid you accept should show how it meets both.

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Updated October 2026

Calm reflective canal lined with orange-lit cypress trees and palms at sunset.
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: Kendall Channels by Rodolfo L. Hernandez, CC BY-SA 3.0, cropped

Permits and code

Which rules govern a commercial roof in Kendall

Kendall sits in unincorporated Miami-Dade County, so the county building office issues roof permits here. Check the county Regulatory and Economic Resources page before work starts, because the county is the authority that signs off.

Miami-Dade and Broward are the only counties in the High-Velocity Hurricane Zone. Under that code, all roofing work needs a permit, and the application must be completed and executed by a licensed contractor. Inspections include a final, and for many systems an earlier look before the layers are covered.

Products used here need a Miami-Dade Notice of Acceptance, and the county approves products under its Product Control Section. Ask the bidder for the NOA number and confirm it is current on the county's list before you sign.

Design and drainage

Drainage and slope on Kendall's flat roofs

New low-slope roofs need at least a quarter inch of slope per foot. Single-ply, modified bitumen and built-up systems all carry that minimum, and in the HVHZ loose-laid ballasted systems are not allowed.

  • Confirm the design slope and that standing water is addressed in the bid.
  • Ask how roof drains and secondary overflow scuppers will handle heavy rain.
  • Request the wind uplift and edge metal details for the parapets.

Local rainfall is heavy. Miami International Airport averages about 67.41 inches a year, with 89.6 days of measurable rain. Drainage has to clear that volume, so the bidder should show how the roof will drain within 48 hours after rain.

Comparing bids

How a property manager should compare bids

Compare bids on the same scope. Each should list the product NOA, the membrane standard such as ASTM D4637 for EPDM or D6878 for TPO, and the drainage fix. A cheaper bid that skips the overflow or edge work is not a like-for-like comparison.

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Questions

Commercial roofing in Kendall: questions

What is the 25% roof rule in Florida?

The 25 percent rule says no more than 25 percent of a roof can be repaired, replaced or recovered in any 12-month period unless the entire roof system is brought up to code. Miami-Dade applies the same wording under the High-Velocity Hurricane Zone code. For a commercial building in Kendall, the rule affects how a phased repair is scoped. Ask the county building office to confirm how it applies to your roof and your year of construction.

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

Related: Commercial roofing

Who issues a commercial roofing permit in Kendall?

Kendall is an unincorporated census-designated place, so the Miami-Dade County Regulatory and Economic Resources department handles building permits. The county building office issues the permit and conducts the inspections. Your contractor should file the HVHZ Uniform Roofing Permit Application. Before work begins, confirm the permit is open on the county's own system and that the contractor's roofing license is valid for the work.

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

Related: Commercial roofing

Do Kendall commercial roofs need the High-Velocity Hurricane Zone code?

Yes. Miami-Dade is one of two counties in the High-Velocity Hurricane Zone, and Kendall is inside Miami-Dade. About 40.2 percent of Miami-Dade's housing units sit in buildings of 10 or more units, so multi-unit roofs are common here. That means HVHZ rules govern roofing permits, product approval and inspections. Ask your contractor which HVHZ provisions their bid follows and request the product NOA for each system used.

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: Commercial roofing

How much rain does a Kendall flat roof need to drain?

Kendall gets heavy rain. Miami International Airport averages about 67.41 inches a year, with about 89.6 days of measurable rain. Under the code, roof drainage should clear water within 48 hours of precipitation. Ask the bidder how the design handles ponding and how overflow scuppers are sized.

Source: NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), read Oct 5, 2026

Related: Commercial roofing

Nearby

Commercial roofing near Kendall

Sources for this page(29)
  1. 1.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.
  2. 2.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.
  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.Miami-Dade County RER, Board and Code Administration Division, Product Approval. Read Oct 5, 2026.
  5. 5.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service). Read Oct 5, 2026.
  6. 6.Share of homes in buildings with 10+ units: 34.4%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  7. 7.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.
  8. 8.2023 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). Source URL inherited from C-14 (the research cites it "as C-14").
  9. 9.miamidade.gov. Read Oct 5, 2026.
  10. 10.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").
  11. 11.2023 Florida Building Code, Plumbing, 8th ed., Chapter 11 (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).
  12. 12.ASTM International. Read Oct 5, 2026.
  13. 13.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).
  14. 14.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
  15. 15.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.
  16. 16.Wikipedia, 'Kendall, Florida' (revision 1374451126), Wikipedia. Read Oct 5, 2026.
  17. 17.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  18. 18.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
  19. 19.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  20. 20.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  21. 21.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.
  22. 22.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.
  23. 23.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  24. 24.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Matthew (AL142016), NOAA National Hurricane Center. Read Oct 5, 2026.
  25. 25.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Dorian (AL052019), NOAA National Hurricane Center. Read Oct 5, 2026.
  26. 26.Florida Statutes, section 489.113 (2026), Florida Legislature. Read Oct 5, 2026.
  27. 27.Florida Statutes, section 713.135 (2026), Florida Legislature. 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.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.

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Commercial roofing in Kendall

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