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Inspections ยท Kendall

Roof inspections in Kendall, FL

Mobile homes make up only 0.3 percent of Kendall's housing units, so nearly every roof here falls under the Florida Building Code and the 15-year insurance rule. Many Kendall homes are old: 55.2 percent were built before 1980. A roof inspection tells you the roof's condition and remaining life in writing.

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Updated October 2026

Roundabout with a decorative sculptural fountain surrounded by palm trees and mid-rise buildings.
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: SW 72nd Place NB at SW 89th Street Downtown Dadeland by Dough4872, CC BY-SA 4.0, cropped

Kendall figures this page uses

Median year homes were built
1978
Owner-occupied share of occupied homes
62.2%
Mobile homes, share of housing units
0.3%
Share of homes built before 1980
55.2%

The 15-year rule

Why 15 years matters for Kendall roofs

Kendall's median home was built in 1978, close to the Miami-Dade County median of 1980. That suggests many original roofs are long past 15 years, though most have probably been replaced at least once. Roof age, not house age, is what the insurer rule looks at.

Florida law lets an insurer refuse or decline to renew over roof age only after the roof reaches 15 years. At that point you may hire an authorized inspector, at your own expense, before the insurer requires replacement. If the report shows 5 or more years of useful life left, the insurer may not drop you solely for age.

An authorized inspector must be one the insurer accepts, such as a licensed home inspector, a building code inspector, an engineer, or a roofing or general contractor. Ask your insurer or agent which names it accepts before you book anyone. Because 62.2 percent of Kendall households own their homes, most of these decisions fall on the people who pay the premium.

Inspection scope

What a Kendall roof inspection checks

The inspector follows the damage list insurers use: cracking, curling, heavy granule loss, exposed felt, missing or loose tabs and tiles, soft decking, and leaks on the attic side of the deck or on ceilings. The report records covering material, roof age, remaining useful life and permit history. Photos of each slope go with it.

Many insurers ask for a 4-point inspection on older homes, and Citizens requires one for properties more than 20 years old. Its roof section can stand in for the separate roof form if photos of every slope are attached. Citizens also wants proof of five years of remaining life for shingle roofs over 25 years and hard roofs over 50.

A separate wind mitigation form, OIR-B1-1802, covers items you cannot see from the ground: roof deck attachment, roof-to-wall connectors and the sealed roof deck. Miami-Dade is in the High Velocity Hurricane Zone, so the form's code-era question matters here. A completed form lasts up to five years, provided the structure has no material changes. Discounts for these features come from your own insurer.

Timing

When to order an inspection in Kendall

Order one before buying, since Hurricane Andrew in 1992 hit Kendall hard and older roofs may carry decades of repairs. Order one before selling so a buyer's insurer does not raise it first. Book one if your insurer writes to you about the age of your roof. Order one after any storm, because a new claim must reach the insurer within 1 year of the loss.

Any repair that follows is limited by the 25 percent rule. Repair more than 25 percent of a roof section in 12 months and the whole section must be replaced, unless the roof was built or redone to the 2007 Florida Building Code or later. Roof permits in Kendall come from Miami-Dade County Regulatory and Economic Resources, so confirm requirements with that office.

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Questions

Roof inspections in Kendall: questions

Do I need a roof inspection in Kendall if my roof is 15 years old?

You are not required to order one, but it is the step Florida law gives you. Under Fla. Stat. 627.7011(5), once a roof is 15 years old your insurer must let you have an authorized inspector check it at your expense. If that report shows 5 or more years of useful life left, the insurer may not refuse or non-renew you solely for roof age. Kendall's median home was built in 1978, so this comes up often.

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 counts as an authorized roof inspector in Florida?

The inspector must be accepted by your insurer and fit a listed type: a licensed home inspector, a certified building code inspector, a licensed general, building, residential or roofing contractor, a professional engineer, or an architect. The insurer may also recognize anyone else it considers qualified. Call your insurer or agent first. In Kendall, 62.2 percent of households are owner-occupied, so many homeowners pay for this report themselves and should confirm the inspector first.

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 inspections

What does the roof section of the 4-point inspection record?

It records the covering material, roof age, remaining useful life, date of the last roofing permit, whether the replacement was full or partial and the percentage, overall condition, and the damage list. With photos of each roof slope, it can take the place of the separate roof inspection form. Citizens requires a 4-point inspection for properties more than 20 years old, and 55.2 percent of Kendall homes 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

Where do I get a roof permit in Kendall?

Kendall is an unincorporated area, so Miami-Dade County Regulatory and Economic Resources (RER), Building & Permits, issues roof permits. Confirm with that office what a repair or replacement needs before work starts. The 25 percent rule also applies in Miami-Dade, which is in the High Velocity Hurricane Zone, so ask the office how it counts roof area in a 12-month period.

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

Related: Roof inspections

Nearby

Roof inspections near Kendall

Sources for this page(36)
  1. 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. 2.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, B25034, B25024, via Census Reporter API. Read Oct 5, 2026.
  4. 4.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.
  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.Wikipedia, 'Kendall, Florida' (revision 1374451126). Read Oct 5, 2026.
  7. 7.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.
  8. 8.Mobile homes, share of housing units: 0.3%. 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.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.
  10. 10.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  11. 11.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  12. 12.Insp4pt 03 25. Read Oct 4, 2026.
  13. 13.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  14. 14.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  15. 15.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  16. 16.OIR form. Read Oct 4, 2026.
  17. 17.Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (Rev. 04/26). Read Oct 4, 2026.
  18. 18.Florida Statutes, section 627.70132 (2026). Read Oct 4, 2026.
  19. 19.2023 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).
  20. 20.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  21. 21.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
  22. 22.Fla. Stat. 489.147-, Florida Legislature. Read Oct 4, 2026.
  23. 23.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.
  24. 24.miamidade.gov, miamidade.gov. Read Oct 5, 2026.
  25. 25.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  26. 26.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
  27. 27.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. 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 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.
  30. 30.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.
  31. 31.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  32. 32.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Matthew (AL142016), NOAA National Hurricane Center. Read Oct 5, 2026.
  33. 33.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Dorian (AL052019), NOAA National Hurricane Center. Read Oct 5, 2026.
  34. 34.Florida Statutes, section 489.113 (2026), Florida Legislature. Read Oct 5, 2026.
  35. 35.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  36. 36.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.

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Roof inspections in Kendall

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