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Roof replacement in Miami Gardens, FL

The median home in Miami Gardens was built in 1970, according to Census survey data. That is older than the county median of 1980, and it means many roofs here have already reached the age where a replacement is likely. Replacing one involves a permit, two inspections and the 25 percent rule.

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Updated October 2026

Curved concrete arch rises above a wide, empty boulevard with traffic signals and a single distant car.
Drone view of a single-story home mid re-roof: part of the roof stripped to white synthetic underlayment, the rest still in gray shingles, a dump trailer of debris and a pickup in the driveway.Our work
Photo: Miami Gardens FL Sunshine State Arch 03 by Pietro, CC BY-SA 3.0, cropped

Miami Gardens figures this page uses

Share of homes built before 1980
71.8%
Median year homes were built
1970
Owner-occupied share of occupied homes
64.4%
Mobile homes, share of housing units
0.9%

Permits and inspections

Why an older Miami Gardens roof needs a permit

About 71.8 percent of housing units here were built before 1980, compared with 49.6 percent across Miami-Dade County. That suggests many original roofs are now well past 25 years old, and some are likely past their useful life.

Replacing the roof on a home in this county requires a permit. Miami-Dade is in the High Velocity Hurricane Zone, so the state's strongest wind rules apply. Under the code, the roofing contractor must file an HVHZ Uniform Roofing Permit Application, signed by a licensed contractor, with the product approval and detail drawings attached.

Permits for Miami Gardens are issued by the City of Miami Gardens Building Services office. Confirm the current requirements there before work begins.

Code requirements

The 25 percent rule and what it triggers

If more than 25 percent of the roof area is repaired or replaced within any 12-month period, the whole roof covering must be brought up to current code. The exception applies if the existing roof was built or repaired to the 2007 Florida Building Code or later, in which case only the repaired section must meet current code.

A recover over an old shingle roof is often barred. A full tear-off to the deck is required if the existing roof is water soaked or deteriorated, if it has two or more existing roof coverings, or if it has blisters that were not cut and secured.

  • Confirm the roof deck is fastened to current code before new covering goes on.
  • Ask whether any existing rooftop equipment must be moved or replaced.
  • Keep the permit card and inspection records with your home papers.
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Questions

Roof replacement in Miami Gardens: questions

What is the 15 year roof rule in Florida?

Under Florida Statute 627.7011(5), an insurer may not refuse to issue or renew a homeowner's policy solely because the roof is less than 15 years old. Miami Gardens has a median home age of 1970, so many roofs here are well past that point. Check the details with your insurer or agent, since they decide how the rule applies to your policy.

Source: Florida Statutes, section 627.7011 (2026), read Oct 4, 2026

Related: Roof replacement

Who issues roofing permits in Miami Gardens?

Roofing permits for Miami Gardens are handled by the City of Miami Gardens Building Services office. Call or visit that office to confirm current forms before the job starts.

Source: City of Miami Gardens - Building Services, read Oct 5, 2026

Related: Roof replacement

How do I check whether a roofing contractor is qualified?

Florida law requires a general contractor who does roofing to subcontract it unless the contractor holds a roofing certificate or registration. Ask to see that credential and look it up with the state before signing. In Miami Gardens, where 64.4 percent of occupied homes are owner-occupied, the permit application will list the licensed contractor on the job, so check that name against the credential.

Source: Florida Statutes, section 489.113 (2026), read Oct 5, 2026

Related: Roof replacement

Does Miami Gardens have many mobile homes that need roof work?

Mobile homes are a very small share of housing here, about 0.9 percent of units. Most roof work in Miami Gardens involves single-family homes and multi-unit buildings built around 1970.

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 replacement

Nearby

Roof replacement near Miami Gardens

Sources for this page(28)
  1. 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. 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. 3.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.
  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.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.
  6. 6.Permit office: City of Miami Gardens - Building Services. City of Miami Gardens - Building Services. Read Oct 10, 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.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.
  9. 9.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.
  10. 10.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.
  11. 11.2023 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").
  12. 12.Florida Statutes, section 553.844 (2026). Read Oct 5, 2026.
  13. 13.2023 Florida Building Code, Building, 8th ed., Chapter 1 (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-3 (the research cites it "as C-3").
  14. 14.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  15. 15.Florida Statutes, section 489.113 (2026). Read Oct 5, 2026.
  16. 16.City of Miami Gardens - Building Services, City of Miami Gardens. Read Oct 5, 2026.
  17. 17.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
  18. 18.Florida Statutes, section 553.842 (2026), Florida Legislature. Read Oct 5, 2026.
  19. 19.miamidade.gov, miamidade.gov. Read Oct 5, 2026.
  20. 20.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  21. 21.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  22. 22.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  23. 23.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  24. 24.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  25. 25.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.
  26. 26.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.
  27. 27.Wikipedia, 'Miami Gardens, Florida' (revision 1374541944), Wikipedia. Read Oct 5, 2026.
  28. 28.Wikipedia, 'List of municipalities in Florida', Wikipedia. Read Oct 5, 2026.

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Roof replacement in Miami Gardens

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