Roof replacement in Key Biscayne, FL

Roof permits on Key Biscayne are handled by the Village of Key Biscayne Building, Zoning and Planning department. The village permitting office is where to confirm current requirements before work starts.

Under the Florida Building Code, a permit lapses if work does not start within six months of issuance. On the island, a permit stays alive only while inspections keep passing within 180 days of each other. Confirm these dates with the village when you apply.

The 2023 Florida Building Code, Eighth Edition, governs permits filed on the island today. Applications filed after December 31, 2026 fall under the Ninth Edition instead, so timing matters for a late-year job.

The 25 percent rule limits partial work. In any 12-month window, you can repair, replace or recover up to 25 percent of the roof area, unless the whole roof system gets replaced at once. Miami-Dade is in the High Velocity Hurricane Zone, so this rule applies to island roofs.

On the island, a partial job that stays under the limit still has to be logged with the village permit office. Ask the village whether your roof's construction history lets only the repaired portion meet current code. The village cannot change that exception by ordinance.