Skip to content

Inspections ยท Medley

Roof inspections in Medley, FL

In Medley, 28.9 percent of residents are 65 or older, and many of them own homes that were built before 1980. Florida's 15-year insurer rule and the roof section of the 4-point form both turn on how old your roof is and how much life it has left. An inspection answers both.

Request a quote407-242-2840

Updated October 2026

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.

Medley figures this page uses

Median year homes were built
1979
Share of homes built before 1980
55.1%
Mobile homes, share of housing units
79.1%
Residents 65 and older
28.9%

Housing age

Roof age in Medley's older housing stock

Medley's median home was built in 1979, and 55.1 percent of homes predate 1980. That tells you the buildings are old. It does not tell you the roof is, because a roof may have been replaced since. Only your permit records or a roofer's inspection can settle it.

Mobile homes make up 79.1 percent of Medley's housing units, against 1.3 percent across Miami-Dade County. Mobile home roofs often differ from the shingle-over-wood-deck type. The inspector has to read what you actually have before judging its remaining life.

Florida rules

Roof age rules that reach Medley homeowners

Florida's insurer rule in Fla. Stat. 627.7011(5) draws its line at 15 years. A roof under that age cannot be the sole reason for refusing you a homeowner's policy. Past 15 years, you may pay an authorized inspector yourself, and a finding of 5 or more years of life left bars a refusal over age alone.

According to Senate staff, mobile home policies fall outside what the section covers. With mobile homes at 79.1 percent of Medley's housing units, ask your insurer or agent which rules govern your policy.

Citizens asks for a 4-point inspection once a property passes 20 years of age. The roof portion lists the covering, roof age, remaining life, last roofing permit, percent replaced and condition. Roofs older than 25 years (shingle) or 50 years (tile, metal and other hard roofs) need documentation of five more years of life.

Inspection basics

What a Medley roof inspection covers and when to book it

The inspector works down the same items the forms list. These are covering type, age, remaining life, permit history, leaks and damage such as cracking, curling, granule loss, loose tabs and soft decking. A wind mitigation visit adds attic items you cannot see: deck nailing, roof-to-wall connectors and any sealed roof deck.

  • Buying or selling a home built around Medley's 1979 median.
  • You received a letter from your insurer about roof age.
  • After a hurricane warning or storm, as Miami-Dade had in 2019 for Dorian.
  • Before replacing the roof, to learn what you have.

A wind mitigation form, OIR-B1-1802, stays valid for up to five years if nothing material changes. Roof permits are handled by the Town of Medley Building and Zoning Department. Call them to confirm requirements for your address.

Request a roof inspection

Questions

Roof inspections in Medley: questions

Does my insurer have to let me prove my roof is still good?

Yes, if the roof is 15 years or older. Under Fla. Stat. 627.7011(5)(c), the insurer must allow an authorized inspector you hire, at your expense, to check it. If the inspection shows 5 or more years of useful life left, the insurer cannot refuse or non-renew solely for age. With 28.9 percent of Medley residents 65 or older, many of you may meet this letter. Your insurer or agent explains how it applies to your policy.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

Who can the insurer name as the inspector for my Medley roof?

The insurer must sign off on the inspector, who falls into a listed group: a home inspector, a building code inspector, a general, building, residential or roofing contractor, a professional engineer or an architect. The insurer may also name someone outside that list whom it considers qualified. Medley's median home was built in 1979, so ask your insurer for its list of names before you pay for a roof check.

Source: Florida Statutes, section 627.7011 (2026), read Oct 5, 2026

Related: Roof inspections

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

It records the roofing material, roof age, remaining useful life, the date of the last roofing permit, whether replacement was full or partial and its percentage, overall condition and any damage. Citizens requires the inspection for properties more than 20 years old. In Medley, 55.1 percent of homes were built before 1980, so many properties fall into that group.

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

Do Medley's mobile homes follow the same 15-year rule?

Not necessarily. Senate staff note that the 15-year roof section of Fla. Stat. 627.7011 does not apply to mobile home policies. Mobile homes are 79.1 percent of Medley's housing units, so the question matters here. Confirm with your insurer or agent which roof rules apply to you, since only they can say what your policy covers.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

Nearby

Roof inspections near Medley

Sources for this page(34)
  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.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.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. 5.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.
  6. 6.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 B25077, via Census Reporter API. Read Oct 5, 2026.
  8. 8.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.
  9. 9.Hurricane Dorian (2019). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Dorian (AL052019). Read Oct 5, 2026.
  10. 10.Permit office: Town of Medley - Building and Zoning Department. Town of Medley - Building and Zoning Department. Read Oct 10, 2026.
  11. 11.Residents 65 and older: 28.9%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API. Read Oct 5, 2026.
  12. 12.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  13. 13.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  14. 14.Insp4pt 03 25. Read Oct 4, 2026.
  15. 15.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  16. 16.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  17. 17.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  18. 18.OIR form. Read Oct 4, 2026.
  19. 19.Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (Rev. 04/26). Read Oct 4, 2026.
  20. 20.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Dorian (AL052019), NOAA National Hurricane Center. Read Oct 5, 2026.
  21. 21.Town of Medley - Building and Zoning Department, townofmedley.com. Read Oct 5, 2026.
  22. 22.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  23. 23.Florida Statutes, section 553.842 (2026), Florida Legislature. Read Oct 5, 2026.
  24. 24.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  25. 25.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  26. 26.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  27. 27.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.
  28. 28.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.
  29. 29.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  30. 30.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.
  31. 31.Wikipedia, 'Medley, Florida' (revision 1374451751), Wikipedia. Read Oct 5, 2026.
  32. 32.Wikipedia, 'List of municipalities in Florida', Wikipedia. Read Oct 5, 2026.
  33. 33.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  34. 34.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.

South Fork Roofing

Roof inspections in Medley

Answer a few questions about the job, or call.

Request a quote407-242-2840
CallGet a quote