Roof repair in Miami Lakes, FL

Code caps repair work at 25 percent of a roof or roof section in any 12-month period. Exceed that limit and the whole roof section has to be replaced or recovered. In Florida, this is the main legal dividing line between repairing a roof and replacing it.

One exception helps. If your existing roof was itself built, repaired or replaced under the 2007 Florida Building Code or later, a Miami Lakes repair only has to bring the patched area up to today's code, even past 25 percent. By ordinance, local governments have no power to alter that exception. The 1989 median build year for homes here says nothing about any one roof, so check when yours was last redone.

In the high velocity hurricane zone, a repair must use products with a product approval. It also may not create new ponding water. A new covering cannot go over soaked or deteriorated sheathing, and a roof with two or more existing coverings needs a tear-off to the deck.

Miami-Dade's hurricane zone requires a permit for all work on any roofing component, including repair and maintenance. The application must be completed by a licensed contractor and carry an owner's notification form. Confirm requirements with the Town of Miami Lakes Building office.

• Photograph damage from the ground before anyone climbs up.
• Keep off a wet or damaged roof and out of rooms with sagging ceilings.
• Cover openings only with methods your insurer accepts; ask them first.
• A new property claim has to reach your insurer within 1 year of the loss.

Florida law prohibits roofing contractors from soliciting insurance claims or giving advice about coverage. For what your policy will pay, ask your insurer or your agent.