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Re-roofs ยท Miami Lakes

Roof replacement in Miami Lakes, FL

Most homes in Miami Lakes were built around 1989, so many roofs here have already done most of their service life. The median build year is 1989, with a margin of error of plus or minus 2 years. That suggests a large share of the roofs on local homes may be near or past the age where replacement is worth planning. A replacement starts with a permit, and in Miami Lakes that means working with the Town's Building Department.

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Updated October 2026

A paved walkway runs through a green park lawn lined with shade trees, benches, and pavilions.
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 Lakes Veterans Park by Town of Miami Lakes, CC BY-SA 4.0, cropped

Miami Lakes figures this page uses

Share of homes built before 1980
31.4%
Share of homes built 2010 or later
13.3%
Owner-occupied share of occupied homes
59.8%
Median year homes were built
1989

Housing age

Roof age across Miami Lakes housing

About 31.4 percent of Miami Lakes homes were built before 1980, while only 13.3 percent date from 2010 or later. Most of the housing stock sits in the middle years, built as the town grew out of the Graham family's former dairy farm.

Owners here are the majority. About 59.8 percent of occupied homes are owner-occupied, which means the person deciding on a re-roof is usually the person living under it. Roughly two in five occupied homes are rented, so check who owns the roof before you sign anything.

Permits and code

Miami Lakes homeowners need to account for permit requirements, inspection steps, and the 25% threshold before work starts

Miami Lakes roof permits are handled by the Town of Miami Lakes Building Department, not the county. Confirm the current permit steps on the Town's Building page before work begins.

Miami-Dade is inside the High Velocity Hurricane Zone, which applies stronger hurricane provisions than the rest of the state. Any re-roof here must meet those provisions, including how the deck is nailed and how the secondary water barrier is installed.

Permits expire if work does not start within 6 months of issuance, and a permit can lapse after 180 days without an approved inspection. Plan your schedule with the Building Department so the permit stays valid.

Local weather

Storms, rain and what they mean for your roof

The Atlantic hurricane season runs June 1 to November 30, and peak activity falls in mid-August through mid-October. Hurricane Irma in 2017 caused about 1,000 homes in Miami-Dade major damage, so roofs in this county face real wind loads.

Wind design for the address is set by ASCE 7-22 mapping, which places each home in an HVHZ, Region 1, Region 2 or Region 3 group. Ask the Building Department which group your address falls in before you choose materials.

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Questions

Roof replacement in Miami Lakes: questions

What is the 25% roof rule in Florida?

The 25% rule limits how much of a roof can be repaired or replaced in any 12-month period before the entire roof covering must be replaced. The Florida Building Code sets this at 25 percent of the total roof area. When your roof was constructed or fixed under the 2007 Florida Building Code or a newer edition, just the section being repaired needs to satisfy present-day code. Confirm how it applies to your roof with the Town of Miami Lakes Building Department before work starts.

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

Related: Roof replacement

How old are most homes in Miami Lakes?

The median year homes were built in Miami Lakes is 1989, with a margin of error of plus or minus 2. Only 13.3 percent of homes were built in 2010 or later. Miami-Dade County's median is 1980, so local housing is newer than the county average. Check the age of your own roof, since the house build date and roof install date can differ.

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

Does Miami Lakes need a permit for a roof replacement?

Yes. Roof permits in Miami Lakes are issued by the Town of Miami Lakes Building Department. Under the High Velocity Hurricane Zone rules that apply in Miami-Dade, all new roofing, reroofing and repair work requires a permit. Your contractor must complete the uniform roofing permit application. Verify the current steps on the Town's Building page before you start.

Source: Town of Miami Lakes - Building, read Oct 5, 2026

Related: Roof replacement

How much rain does Miami Lakes get in a storm?

The local rainfall figures I have do not give a Miami Lakes storm total. The rainy season here typically runs from late May into October, with near-daily thunderstorms. Homes in the area tend to be older, with a median build year of 1989 across roughly 11,346 housing units, so roof drainage is worth checking. Ask the Building Department or the National Weather Service Miami office for local rain totals before you decide on roof drainage details.

Source: National Weather Service, read Oct 5, 2026

Related: Roof replacement

When does hurricane season affect Miami Lakes roofs?

The Atlantic hurricane season runs from June 1 to November 30, with peak activity around September 10 and most storms between mid-August and mid-October. Miami-Dade is inside the High Velocity Hurricane Zone, so roof work here follows stricter wind rules. Schedule a re-roof outside the peak months when you can, and confirm the wind design group for your address with the Building Department.

Source: NOAA NHC, read Oct 5, 2026

Related: Roof replacement

Nearby

Roof replacement near Miami Lakes

Sources for this page(28)
  1. 1.Share of homes built before 1980: 31.4%. 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.Share of homes built 2010 or later: 13.3%. 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.Wikipedia, 'Miami Lakes, Florida' (revision 1378572996). 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.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.
  6. 6.Owner-occupied share of occupied homes: 59.8% (6,602 of 11,032). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
  7. 7.Permit office: Town of Miami Lakes - Building. Town of Miami Lakes - Building. Read Oct 10, 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.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
  10. 10.Median year homes were built: 1989. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, 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.NOAA NHC. Read Oct 5, 2026.
  15. 15.OIR form. Read Oct 4, 2026.
  16. 16.National Weather Service. Read Oct 5, 2026.
  17. 17.Town of Miami Lakes - Building, Town of Miami Lakes. Read Oct 5, 2026.
  18. 18.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  19. 19.Wikipedia, 'List of municipalities in Florida', Wikipedia. Read Oct 5, 2026.
  20. 20.Florida Statutes, section 627.7011 (2026), Florida Legislature. Read Oct 4, 2026.
  21. 21.miamidade.gov, miamidade.gov. Read Oct 5, 2026.
  22. 22.Florida Statutes, section 553.842 (2026), Florida Legislature. Read Oct 5, 2026.
  23. 23.Florida Statutes, section 713.135 (2026), Florida Legislature. 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 Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Miami Lakes 2020 Census internal point (25.9127, -80.3204), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  27. 27.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Miami Lakes 2020 Census internal point (25.9127, -80.3204), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  28. 28.Florida Building Commission, Florida Building Commission. Read Oct 5, 2026.

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Roof replacement in Miami Lakes

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