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Commercial roofs ยท Miami Gardens

Commercial roofing in Miami Gardens, FL

Of Miami Gardens homes, 18.3 percent sit in buildings with 10 or more units, according to Census survey data. That makes multi-unit roofs a large share of the work here. Many of these are condo, association or apartment roofs that managers must bid, permit and maintain on a schedule.

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Updated October 2026

Curved concrete arch rises above a wide, empty boulevard with traffic signals and a single distant car.
A low-slope roof section with a granulated cap sheet in the foreground meeting a gray shingle slope, neighboring homes and a cloudy sky behind.Our work
Photo: Miami Gardens FL Sunshine State Arch 03 by Pietro, CC BY-SA 3.0, cropped

Building stock

Why Miami Gardens multi-unit roofs are different

Miami-Dade County has 40.2 percent of its homes in buildings of 10 or more units, against 18.3 percent in Miami Gardens. Even so, the city's larger buildings are a real share of its roofs. Expect low-slope membranes on many of them, since flat or nearly flat roofs are common on this kind of building.

Miami Gardens was assembled in 2003 from older neighborhoods, so many multi-unit buildings are likely decades old. The median home here was built in 1970, and 71.8 percent of units predate 1980. Older low-slope roofs usually need more drainage attention than newer ones.

Code and permits

Permits and the High-Velocity Hurricane Zone

Miami-Dade is one of two counties in the High-Velocity Hurricane Zone, so commercial roofing here follows its stricter provisions. Permit applications for all new, recovered or repaired roofing work are filed under those rules, and the contractor who files must hold a valid license.

Miami Gardens roof permits run through the city's Building Services office. Confirm current forms there before you bid, since the state code changes on a fixed schedule. The Ninth Edition of the state code arrives at the end of 2026, so a permit filed then falls under the new rules.

Bid comparison

Comparing bids on a low-slope roof

  • Confirm the proposed system is approved for the High-Velocity Hurricane Zone, with its product approval number.
  • Ask how the bid handles positive drainage, meaning slope that drains the roof within 48 hours of rain.
  • Ask whether emergency overflow drains or scuppers are included where parapets trap water.
  • Ask who pulls the permit and who is responsible for the Notice of Commencement.

Ask bidders to state the roof deck condition. The code bars recovering over water-soaked or deteriorated sheathing, and it requires a tear-off where the old covering is not adequate as a base. A bid that skips the deck inspection may leave you with a problem that appears later.

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Questions

Commercial roofing in Miami Gardens: questions

Does a commercial roof in Miami Gardens need a special permit?

Yes. Miami-Dade is part of the High-Velocity Hurricane Zone, and all roofing work there requires a permit under those rules. The contractor who files must hold a valid license. Miami Gardens Building Services handles permits for the city, so start there before the work begins.

Source: 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

Related: Commercial roofing

How steep must a low-slope roof be in Miami-Dade?

For new low-slope roofs, the minimum design slope is one-fourth unit in 12, about 2 percent, for built-up, modified bitumen, single-ply, spray foam and liquid-applied systems. In the High-Velocity Hurricane Zone, the minimum deck slope for new construction is also one-fourth unit in 12. Ask bidders how they will achieve drainage on an existing deck.

Source: FBC-B 2023 Ch. 15, read Oct 5, 2026

Related: Commercial roofing

What is a Notice of Acceptance and why does it matter to me?

A Notice of Acceptance, or NOA, is a Miami-Dade approval for a specific product, with an expiration date. Miami-Dade's Product Control Section issues these approvals, so the NOA carries that county's authority. Ask the contractor for the NOA number and check that it has not expired. The NOA must be available at the job site when the building official asks for it.

Source: miamidade.gov, read Oct 5, 2026

Related: Commercial roofing

What are the rules on recovering an old commercial roof?

Recovering over an existing roof is barred where the roof is water-soaked or deteriorated, where it has two or more coverings already, or where blisters are not cut and secured. In those cases the old covering must be removed to the deck. The 25 percent rule also limits partial repairs in a 12-month period, so ask how the bid counts the area involved.

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

Related: Commercial roofing

Nearby

Commercial roofing near Miami Gardens

Sources for this page(29)
  1. 1.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.
  2. 2.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.
  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 B25034, via Census Reporter API. Read Oct 5, 2026.
  5. 5.Wikipedia, 'Miami Gardens, Florida' (revision 1374541944). Read Oct 5, 2026.
  6. 6.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.
  7. 7.Permit office: City of Miami Gardens - Building Services. City of Miami Gardens - Building Services. Read Oct 10, 2026.
  8. 8.Miami-Dade County RER, Board and Code Administration Division, Product Approval. Read Oct 5, 2026.
  9. 9.FBC-Building 2023 Chapter 2 definitions. Read Oct 5, 2026. FBC text read from UpCodes (unofficial transcription): check floridabuilding.org or the ICC viewer before quoting (spec 8.7).
  10. 10.2023 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). Source URL inherited from C-14 (the research cites it "as C-14").
  11. 11.Miami-Dade County RER notice. Read Oct 5, 2026.
  12. 12.Florida Building Commission. Read Oct 5, 2026.
  13. 13.2023 Florida Building Code, Plumbing, 8th ed., Chapter 11 (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).
  14. 14.FBC-B 2023 Ch. 15. Read Oct 5, 2026. FBC text read from UpCodes (unofficial transcription): check floridabuilding.org or the ICC viewer before quoting (spec 8.7). Source URL inherited from C-14 (the research cites it "as C-14").
  15. 15.miamidade.gov. Read Oct 5, 2026.
  16. 16.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API, U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  17. 17.City of Miami Gardens - Building Services, City of Miami Gardens. Read Oct 5, 2026.
  18. 18.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  19. 19.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
  20. 20.Florida Statutes, section 553.842 (2026), Florida Legislature. Read Oct 5, 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.Florida Statutes, section 489.113 (2026), Florida Legislature. Read Oct 5, 2026.
  23. 23.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. 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 National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane 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.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.
  28. 28.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.
  29. 29.Wikipedia, 'List of municipalities in Florida', Wikipedia. Read Oct 5, 2026.

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Commercial roofing in Miami Gardens

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