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Inspections ยท Miami Gardens

Roof inspections in Miami Gardens, FL

Mobile homes make up only 0.9 percent of housing units in Miami Gardens, so nearly every roof here is on a site-built house. The median home dates to 1970. Many original roofs are likely well past the 15-year mark Florida insurers use, which makes an inspection a practical first step.

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Updated October 2026

Tall pale concrete arch over an intersection, with a Sunshine State International Park sign and a blue sky.
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.Our work
Photo: Miami Gardens FL Sunshine State Arch 01 by Pietro, CC BY-SA 3.0, cropped

Miami Gardens figures this page uses

Share of homes built before 1980
71.8%
Owner-occupied share of occupied homes
64.4%
Residents 65 and older
16.6%
Median year homes were built
1970

Home age

Why old housing makes inspections common here

By the census figures, 71.8 percent of Miami Gardens homes were built before 1980. In Miami-Dade County the share is 49.6 percent. That suggests many roofs here have been replaced at least once, and some may be on their second or third covering.

About 64.4 percent of occupied homes are owner-occupied, and 16.6 percent of residents are 65 or older. For many owners, an inspection is a way to learn the roof's condition before an insurer or a buyer asks.

Insurer rules

What Florida's 15-year rule asks about your roof

Florida bars an insurer from dropping or declining your homeowner's policy over roof age alone while the roof is under 15 years old. After that mark, the choice to pay for an inspector's report is yours. A report showing 5 or more years of useful life left takes age off the table as the sole reason to non-renew.

The inspector has to be someone your insurer recognizes. The statute names home inspectors, building code inspectors, licensed contractors, engineers and architects. Ask your insurer or agent who it accepts before you pay anyone.

The 4-point form has a roof section. It records the covering material, roof age, remaining useful life, last permit date and any damage. Citizens asks for that form on properties older than 20 years, and by our arithmetic Miami Gardens' 1970 median build year sits 50 years past that line in 2020 terms.

Inspection basics

What an inspector looks at, and when to call

  • Cracking, curling, granule loss and exposed asphalt or felt
  • Missing, loose or cracked tabs or tiles
  • Soft spots in the roof decking
  • Staining or wet spots in the attic or on ceilings

Miami-Dade is in the High Velocity Hurricane Zone, so a wind mitigation inspection also looks at attic items you cannot see: deck nailing, roof-to-wall connectors and any sealed roof deck. The current form is valid for up to five years if nothing material changes on the structure.

Call before a sale or purchase, after an insurer's roof-age letter arrives, or following a storm. Claim notice must reach your insurer within 1 year of the loss. For permit questions, confirm requirements with City of Miami Gardens Building Services.

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Questions

Roof inspections in Miami Gardens: questions

What is the 15 year roof rule in Florida?

Fla. Stat. 627.7011(5) stops an insurer from refusing or non-renewing a homeowner's policy over roof age alone when the roof is under 15 years old. Past 15 years, you may pay for an authorized inspection, and 5 or more years of useful life shown on it protects you from an age-only refusal. In Miami Gardens, where the median home was built in 1970, this rule comes up often.

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

Does a roof inspection in Miami Gardens cover wind mitigation too?

They are separate forms. A roof condition inspection records covering, age and remaining life. The wind mitigation form, OIR-B1-1802, records building code era, roof deck attachment, roof-to-wall connections and opening protection. Miami-Dade County sits in the High Velocity Hurricane Zone, so the HVHZ region applies. Ask your inspector to do both in one visit, and ask your insurer how it uses the wind form.

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: Roof inspections

How old can a roof get before Citizens wants proof of life left?

Citizens requires documentation of at least five years of remaining useful life for shingle roofs older than 25 years and hard roofs such as tile or metal older than 50 years. For properties more than 20 years old, a 4-point inspection is also required. In Miami Gardens, 71.8 percent of homes were built before 1980, so many owners may be asked for this paperwork.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

Can a roofer tell me whether my insurance covers the roof?

No. Under Fla. Stat. 489.147, a roofer may not advise on coverage or adjust a claim unless licensed as a public adjuster. Contracts must also tell you to check coverage with your insurer before signing. With 64.4 percent of Miami Gardens occupied homes owner-occupied, many owners face this question. Your insurer or agent can tell you what your policy covers, so contact them to find out. A roofer can describe the roof's condition and repairs needed.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

Nearby

Roof inspections near Miami Gardens

Sources for this page(37)
  1. 1.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  2. 2.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.
  3. 3.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.
  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.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.
  6. 6.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.
  7. 7.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.
  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.Permit office: City of Miami Gardens - Building Services. City of Miami Gardens - Building Services. Read Oct 10, 2026.
  10. 10.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.
  11. 11.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  12. 12.Insp4pt 03 25. Read Oct 4, 2026.
  13. 13.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  14. 14.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  15. 15.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  16. 16.OIR form. Read Oct 4, 2026.
  17. 17.Florida Statutes, section 627.70132 (2026). Read Oct 4, 2026.
  18. 18.Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (Rev. 04/26). Read Oct 4, 2026.
  19. 19.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  20. 20.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  21. 21.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API, U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  22. 22.City of Miami Gardens - Building Services, City of Miami Gardens. Read Oct 5, 2026.
  23. 23.Fla. Stat. 489.147-, Florida Legislature. Read Oct 4, 2026.
  24. 24.Florida Statutes, section 553.842 (2026), Florida Legislature. Read Oct 5, 2026.
  25. 25.miamidade.gov, miamidade.gov. Read Oct 5, 2026.
  26. 26.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  27. 27.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  28. 28.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  29. 29.Florida Statutes, section 489.113 (2026), Florida Legislature. Read Oct 5, 2026.
  30. 30.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  31. 31.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  32. 32.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  33. 33.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  34. 34.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.
  35. 35.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.
  36. 36.Wikipedia, 'Miami Gardens, Florida' (revision 1374541944), Wikipedia. Read Oct 5, 2026.
  37. 37.Wikipedia, 'List of municipalities in Florida', Wikipedia. Read Oct 5, 2026.

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Roof inspections in Miami Gardens

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