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Miami-Dade County ยท Town

Roofing in Medley, Florida

Medley was settled for farming in 1905, and its land along the Miami Canal still forms the border with Hialeah Gardens and Hialeah. The town was incorporated in 1949 and counted 1,056 people in the 2020 Census. Its housing is far older than the county's newest neighborhoods. If you own a home here, your roof question starts with how old the building is and which office issues your permit.

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Updated October 2026

Drone view looking down on a single-story home with a gray shingle roof, a backyard patio with chairs, a white vinyl fence, palm trees and a debris container at the edge of the frame.

At a glance

Medley homes at a glance

People (2020 Census)
1,056
Median year homes were built
1979
Share of homes built before 1980
55.1%
Share of homes built 2010 or later
3.5%
Owner-occupied share of occupied homes
66%

Census figures; each one is listed in the sources at the end of this page.

Housing age

Medley housing age and roof age

The median home here was built in 1979, with a margin of error of plus or minus 3 years. More than half of the homes, 55.1 percent, were built before 1980. Only 3.5 percent date from 2010 or later. Most roofs on these homes are older than the newest roof any buyer would expect to find.

Citizens Property Insurance asks for documentation of at least five years of remaining useful life once a roof passes 25 years if it is a shingle roof, or 50 years if it is tile, slate, metal or concrete. A roof built around 1979 may already be past the shingle threshold. Check with your insurer or agent to see how this applies to your policy.

Mobile home share

What mobile home roofs mean for you

About 79.1 percent of the housing units here are mobile homes. Countywide the figure is 1.3 percent. That gap is large, and it changes which building rules apply to your roof. Single-family detached homes make up only 14.2 percent of units here.

The Florida Building Code draws a line at March 1, 2002. A manufactured building built to the Standard Building Code before that date is treated differently from one built to the Florida Building Code after it. Check the date on your unit before you plan roof work, and confirm with the Town of Medley Building and Zoning Department which rule applies to your home.

Who permits your roof

Permits and local review in Medley

Roof permits in Medley are issued by the Town of Medley Building and Zoning Department. Call or visit that office before work starts, because the permit is what sets the inspection schedule for your roof.

A permit does not start the clock forever. Unless work begins within 6 months of issuance, or pauses for 6 months, the permit lapses. A passed inspection within 180 days keeps the work classified as active. Plan your roof schedule around those dates.

Miami-Dade County is in the High Velocity Hurricane Zone, which carries the strong hurricane provisions South Florida adopted after Hurricane Andrew. Medley's roofs fall under those rules, so the product you pick must match an approved listing.

Building permits

Town of Medley - Building and Zoning Department

Official building page

Office names and links only. Fees, forms and timing change; check the official page.

Rain and storm risk

Storms and rain that reach Medley

Miami International Airport records an average of 67.41 inches of rain per year, with 76.6 percent arriving between May and October. June is the wettest month, with 10.51 inches. The official season spans June 1 through November 30, and statistically the busiest day is September 10.

In a 10-year storm, NOAA estimates a 1-hour rain of 3.35 inches an hour. A 24-hour storm of that frequency drops 8.32 inches. Hurricane Irma in 2017 damaged about 1,000 homes in Miami-Dade, and that is the closest county record in our facts for this town.

Local record

On record for Medley

  • The Miami Canal forms its border with Hialeah Gardens and Hialeah; settled for farming in 1905 and incorporated in 1949.
  • 79.1% of housing units are mobile homes.
  • Median owner-occupied home value.

Services

Roofing services in Medley

Questions

Medley roofing questions

What is the 25% roof rule in Florida?

Under the 25 percent rule, no more than that share of an existing roof may be repaired, replaced or recovered within any 12-month span. Not more than 25 percent of the total roof area may be worked on in that window unless the whole roof system is replaced. A roof falls under the exception to the 25 percent rule only if that roof was built, repaired or replaced in compliance with the 2007 Florida Building Code or any later edition, and the 2007 code took effect March 1, 2009; in that case only the repaired part must meet current code. The 2007 code took effect March 1, 2009, so a roof counts under the exception only if that roof itself was built, repaired or replaced in compliance with the 2007 code or later. Medley homeowners should confirm which rule applies with the Town of Medley Building and Zoning Department before ordering work.

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

Related: Roof replacement

What is the new law in Florida about roofs?

The Florida Building Code Ninth Edition, the 2026 edition, becomes effective on December 31, 2026. Any permit application or plan filed on or after that date has to meet the updated edition. Medley homeowners with a roof project planned near the end of 2026 should confirm the timing with the Town of Medley Building and Zoning Department. The rule covers permit applications, so the date you file matters more than the date you start the job.

Source: Miami-Dade County RER notice, read Oct 5, 2026

Related: Roof replacement

How do I know if my Medley home is older than 25 years?

The median home in Medley was built in 1979, with a margin of error of plus or minus 3 years. That means many roofs here are likely past 25 years of age. Check your permit history with the Town of Medley Building and Zoning Department to find the actual year your roof was installed. If your roof is a shingle roof past 25 years, Citizens may ask for documentation of five years of remaining useful life. Ask your insurer or agent how that requirement applies to you.

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 issues roof permits in Medley?

The Town of Medley Building and Zoning Department issues roof permits. Contact that office before work begins to confirm permit requirements and inspection steps for your home. A roof on a mobile home may follow different code rules depending on the year it was manufactured, so ask the office to confirm which code applies to your unit.

Source: Town of Medley - Building and Zoning Department, read Oct 5, 2026

Related: Roof replacement

Why does rain matter so much for a Medley roof?

Miami International Airport records an average of 67.41 inches of rain per year, with 76.6 percent arriving between May and October. The NOAA estimate for a 1-hour rain in a 10-year storm is 3.35 inches an hour. Those numbers mean roof drainage and flashing need attention before the summer rains start. Confirm your roof and gutter condition each spring, because the wettest months come early.

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

Related: Gutters

Nearby

Near Medley

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Miami-Dade County

More in Miami-Dade County

Sources for this page(30)
  1. 1.Median year homes were built: 1979. 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.Share of homes built before 1980: 55.1%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  3. 3.Share of homes built 2010 or later: 3.5%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  4. 4.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. 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.Mobile homes, share of housing units: 79.1%. 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 B25024, via Census Reporter API. Read Oct 5, 2026.
  8. 8.Single-family detached share of housing units: 14.2%. 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.Permit office: Town of Medley - Building and Zoning Department. Town of Medley - Building and Zoning Department. Read Oct 10, 2026.
  10. 10.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.
  11. 11.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service). Read Oct 5, 2026.
  12. 12.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service). Read Oct 5, 2026.
  13. 13.NOAA National Hurricane Center, Tropical Cyclone Climatology. Read Oct 5, 2026.
  14. 14.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
  15. 15.People (2020 Census): 1,056. U.S. Census Bureau, 2020 Census counts (POP100, HU100) via TIGERweb tigerWMS_Census2020 layer 26 (Incorporated Places). Read Oct 5, 2026.
  16. 16.Wikipedia, 'Medley, Florida' (revision 1374451751). Read Oct 5, 2026.
  17. 17.Year incorporated: 1949. Wikipedia, 'List of municipalities in Florida'. Read Oct 5, 2026.
  18. 18.Owner-occupied share of occupied homes: 66.0% (297 of 450). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
  19. 19.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25077, via Census Reporter API. Read Oct 5, 2026.
  20. 20.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
  21. 21.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  22. 22.Town of Medley - Building and Zoning Department, townofmedley.com. Read Oct 5, 2026.
  23. 23.Florida Statutes, section 553.842 (2026), Florida Legislature. Read Oct 5, 2026.
  24. 24.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Medley 2020 Census internal point (25.8572, -80.3470), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  25. 25.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Medley 2020 Census internal point (25.8572, -80.3470), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  26. 26.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  27. 27.U.S. Census Bureau, 2020 Census counts (POP100, HU100) via TIGERweb tigerWMS_Census2020 layer 26 (Incorporated Places), U.S. Census Bureau. Read Oct 5, 2026.
  28. 28.Wikipedia, 'List of municipalities in Florida', Wikipedia. Read Oct 5, 2026.
  29. 29.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  30. 30.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.

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