Miami-Dade County ยท City
Roofing in Miami Gardens, Florida
Bunche Park is one of the old neighborhoods the city was assembled from in 2003, along with Andover, Carol City, Lake Lucerne, Norland, Opa-locka North and Scott Lake. That history shows in the roofs. The median home here was built in 1970, so many original roofs are likely well past their working life.
Updated October 2026
Housing age
How old Miami Gardens homes shape your roof
About 71.8 percent of housing units here were built before 1980, against 49.6 percent across Miami-Dade County. That gap means your neighbors are more likely to be dealing with aging roofs than owners elsewhere in the county. Only 5.8 percent of homes date from 2010 or later.
Insurer rules turn roof age into a deadline. Citizens Property Insurance requires documentation of at least five years of remaining useful life for a shingle roof older than 25 years, or a tile, concrete or metal roof older than 50 years. Your own carrier sets the terms for your policy, so call your agent before you plan the work.
Two thirds of units are single-family detached homes, and 64.4 percent of occupied homes are owner-occupied. Most roofs here have one owner making the decision, and 16.6 percent of residents are 65 or older.
Local rules
Permits, product approval and the High Velocity Hurricane Zone
Roof permits here come from City of Miami Gardens Building Services. Confirm current submittal steps with that office before work starts.
Miami-Dade is one of two counties in the Florida Building Code's High Velocity Hurricane Zone, so stricter wind provisions apply to your roof. Products must carry statewide approval, and in Miami-Dade a Notice of Acceptance copy must be available at the job site if the Building Official asks. An NOA also expires, so check the date on the one you are shown.
A permit clock runs once you have one. It becomes invalid if work does not start within 6 months, or if work stops for 6 months. Record the Notice of Commencement before the first inspection, because the code warns that skipping it can mean paying twice.
Repair or replace
The 25 percent rule on an older roof
The Florida Building Code says no more than 25 percent of a roof section may be repaired, replaced or recovered in any 12-month period unless the whole section is replaced. A roof built or redone under the 2007 code or a later edition gets relief, and only the repaired part must meet current code. With a median build year of 1970, many roofs here likely fall outside that relief, so ask Building Services how it applies to yours.
Check your contractor's state license before signing. Florida law says a general, building or residential contractor certified after 1973 may not advertise as a roofing contractor without a roofing certification or registration.
- Formed from previously unincorporated neighborhoods, among them Andover, Bunche Park, Carol City, Lake Lucerne, Norland, Opa-locka North and Scott Lake; home of Hard Rock Stadium.
Weather
Rain and hurricane seasons in Miami-Dade
Miami International Airport averages 67.41 inches of rain a year, and 76.6 percent of it falls from May through October. June is the wettest month at 10.51 inches. The Atlantic hurricane season runs June 1 to November 30, so the wet months and storm months overlap.
Irma in 2017 left about 1,000 Miami-Dade homes with major damage, and Opa-locka Airport recorded a 74-knot gust. For this town, NOAA's rainfall estimates put a 10-year storm at 3.44 inches in one hour and 8.56 inches in 24 hours.
Permits
Roof permits for Miami Gardens
Building permits
City of Miami Gardens - Building Services
Official building pageOffice names and links only. Fees, forms and timing change; check the official page.
Services
Roofing services in Miami Gardens
- Roof replacementTear-off, deck, code items and the two inspections.Re-roofs in Miami Gardens
- Roof repairLeaks, lifted shingles, cracked tile and flashing.Repairs in Miami Gardens
- Roof inspectionsRoof age, condition and what an insurer asks about.Inspections in Miami Gardens
- Commercial roofingLow-slope systems, drainage and the code for buildings.Commercial roofs in Miami Gardens
- New construction roofingDry-in, the sheathing inspection and the code edition.New construction in Miami Gardens
- GuttersSizing for Florida rain, downspouts and fascia.Gutters in Miami Gardens
Questions
Miami Gardens roofing questions
What is the 15 year roof rule in Florida?
Florida law, Fla. Stat. 627.7011(5), sets the rule for homeowner insurance on older roofs. An insurer cannot deny coverage or decline to renew your policy only because your roof is under 15 years old. Once your roof reaches 15 years of age, an authorized inspector must be permitted to examine it by the insurer, and the expense of that inspection falls on you. If that inspection shows 5 or more years of useful life left, the insurer may not refuse or non-renew solely for the roof's age. The median home in Miami Gardens was built in 1970, so many owners here may reach this 15 year point.
Source: Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), read Oct 4, 2026
Who issues roofing permits in Miami Gardens?
City of Miami Gardens Building Services issues them. Because Miami-Dade falls in the High Velocity Hurricane Zone, expect product approval paperwork. Confirm submittal requirements with the building office before you sign a contract, since a permit becomes invalid if work does not start within 6 months.
Source: City of Miami Gardens - Building Services, read Oct 5, 2026
Do I need to replace my whole roof or can I patch part of it?
You can repair part of a roof, but not more than 25 percent of a roof section in any 12-month period unless you replace the whole section. Roofs built or replaced under the 2007 Florida Building Code or a later edition get relief from that limit. Many Miami Gardens roofs date from a median build year of 1970, so ask Building Services which side of that line yours falls on.
Source: 2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), read Oct 5, 2026
How do I check a roofing contractor before hiring?
Verify the contractor's state license and ask for the Notice of Acceptance for any roofing product used in Miami-Dade. A copy of the full NOA must be available at the job site if the Building Official requests it. Florida law also bars certain contractors certified after 1973 from advertising as roofers without a roofing certification or registration. Ask who will pull the permit through Miami Gardens Building Services.
Source: miamidade.gov, read Oct 5, 2026
Are mobile homes a big part of Miami Gardens housing?
No. Mobile homes are 0.9 percent of housing units here, while 66.9 percent are single-family detached homes and 18.3 percent are in buildings of 10 or more units. Most roofing questions in town therefore involve site-built houses or multi-unit buildings, most from before 1980.
Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API, read Oct 5, 2026
Miami-Dade County
More in Miami-Dade County
Sources for this page(32)
- 1.Share of homes built before 1980: 71.8%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
- 2.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
- 3.Share of homes built 2010 or later: 5.8%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
- 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.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
- 6.Single-family detached share of housing units: 66.9%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
- 7.Owner-occupied share of occupied homes: 64.4% (22,601 of 35,118). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
- 8.Residents 65 and older: 16.6%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API. Read Oct 5, 2026.
- 9.Permit office: City of Miami Gardens - Building Services. City of Miami Gardens - Building Services. Read Oct 10, 2026.
- 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.Median year homes were built: 1970. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
- 12.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service). Read Oct 5, 2026.
- 13.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service). Read Oct 5, 2026.
- 14.NOAA National Hurricane Center, Tropical Cyclone Climatology. Read Oct 5, 2026.
- 15.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
- 16.Wikipedia, 'Miami Gardens, Florida' (revision 1374541944). Read Oct 5, 2026.
- 17.Year incorporated: 2003. Wikipedia, 'List of municipalities in Florida'. Read Oct 5, 2026.
- 18.Mobile homes, share of housing units: 0.9%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
- 19.Share of homes in buildings with 10+ units: 18.3%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
- 20.People (2020 Census): 111,640. U.S. Census Bureau, 2020 Census counts (POP100, HU100) via TIGERweb tigerWMS_Census2020 layer 26 (Incorporated Places). Read Oct 5, 2026.
- 21.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
- 22.City of Miami Gardens - Building Services, City of Miami Gardens. Read Oct 5, 2026.
- 23.Florida Statutes, section 553.842 (2026), Florida Legislature. Read Oct 5, 2026.
- 24.miamidade.gov, miamidade.gov. Read Oct 5, 2026.
- 25.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
- 26.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
- 27.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
- 28.Florida Statutes, section 489.113 (2026), Florida Legislature. Read Oct 5, 2026.
- 29.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
- 30.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Miami Gardens 2020 Census internal point (25.9487, -80.2436), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
- 31.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Miami Gardens 2020 Census internal point (25.9487, -80.2436), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
- 32.Wikipedia, 'List of municipalities in Florida', Wikipedia. Read Oct 5, 2026.
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