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Inspections ยท Miami Shores

Roof inspections in Miami Shores, FL

Residents 65 and older make up 12.4 percent of Miami Shores, and many of them own homes with older roofs. The village has 0 percent mobile homes, so one set of rules applies. Florida law and insurer forms both ask what shape your roof is in and how long it has left.

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Updated October 2026

White stucco Mediterranean-style house with terracotta tile roof and chimney tower behind a green lawn.
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 Shores FL pano01 by Ebyabe, CC BY-SA 3.0, cropped

Miami Shores figures this page uses

Median year homes were built
1954
Share of homes built before 1980
89.8%
Owner-occupied share of occupied homes
87.5%
Residents 65 and older
12.4%

Housing age

How old are Miami Shores roofs?

The median Miami Shores home was built in 1954, against 1980 for Miami-Dade County. By the Census figures, 89.8 percent of homes here predate 1980, compared with 49.6 percent countywide. Many of these houses have had at least one reroof. That suggests a good share of roofs here are near or past the 15-year mark that insurers watch.

A house built in 1954 can still wear a roof installed recently, so the home's age does not tell you the roof's age. Look for the date of your last roofing permit. The village building office is the place to ask for it, and the Shoreland Company's 118 Mediterranean-style homes, 25 of them on the National Register, are also overseen by a Historic Preservation Board.

Florida rules

The 15-year rule and the 4-point form each raise a different question, covered here

Under Fla. Stat. 627.7011(5), your insurer may not refuse a policy solely because a roof is under 15 years old. For a roof 15 or more years old, the insurer must let you have an authorized inspector check it at your expense. It may not refuse or non-renew solely for age if that check shows 5 or more years of useful life left.

With 87.5 percent of occupied homes here owner-occupied, most roofs belong to the people living under them. A 4-point inspection is something Citizens requires whenever your property is more than 20 years old. Its roof section records the covering, roof age, remaining useful life, last permit date and the damage found.

Citizens also asks for proof of at least five years of remaining life on shingle roofs older than 25 years and on tile or metal roofs older than 50 years. Your insurer or agent is the one to ask about what your own policy requires.

Timing

When to order a roof inspection

  • When you are buying or selling a home, an inspection settles the roof's condition before closing.
  • When your insurer sends a letter that mentions the age of your roof.
  • After a hard wind event, since Miami-Dade sits in the High Velocity Hurricane Zone.
  • Before a wind mitigation form, which covers roof deck attachment and roof-to-wall connections.

An inspection for an insurer follows what the forms ask: covering, age, remaining life, permit history, leaks and damage such as cracked tiles, soft decking and granule loss. Miami-Dade's 2017 Hurricane Irma left about 1,000 homes with major damage, so older roofs here have been tested.

Florida Statute 489.147 bars roofers from offering anything of value for an inspection or advising you on coverage. Be wary of anyone who does, and take coverage questions to your insurer.

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Questions

Roof inspections in Miami Shores: questions

Does my Miami Shores roof need an inspection at 15 years?

Florida law does not require one on a set date. Fla. Stat. 627.7011(5) says that once your roof is 15 years or older, your insurer must allow an authorized inspector to check it, with you paying the cost. If the report shows 5 or more years of useful life remaining, the insurer may not refuse coverage or non-renew based only on the roof's age. With 89.8 percent of Miami Shores homes built before 1980, many owners may face this question.

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

What does the roof section of the 4-point form record?

The form lists the covering material, roof age, remaining useful life, date of the last roofing permit, whether the replacement was full or partial, overall condition and any damage. With photos of each slope it can take the place of the Citizens Roof Inspection Form. Citizens asks for it on properties more than 20 years old, and the median Miami Shores home dates to 1954.

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

Who counts as an authorized inspector in Florida?

The insurer must approve the inspector. The statute lists a licensed home inspector, a certified building code inspector, a licensed general, building, residential or roofing contractor, a professional engineer, an architect, or anyone else the insurer recognizes as qualified. Confirm with your insurer before you book. Miami-Dade County homeowners can check a contractor's license through the state.

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 long do I have to report roof storm damage?

Florida sets two clocks. The first is 1 year from the date of loss to give your insurer notice of a new or reopened claim. The second is 18 months for a supplemental claim. A Miami Shores owner with a roof hit during Irma in 2017, when about 1,000 Miami-Dade homes had major damage, would have needed to move inside those limits. For questions about your own policy, your insurer or agent is the person to contact.

Source: NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), read Oct 5, 2026

Related: Roof inspections

Nearby

Roof inspections near Miami Shores

Sources for this page(34)
  1. 1.Median year homes were built: 1954. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, 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, via Census Reporter API. Read Oct 5, 2026.
  3. 3.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, B25034, B25024, via Census Reporter API. Read Oct 5, 2026.
  5. 5.Share of homes built before 1980: 89.8%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  6. 6.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  7. 7.Permit office: Village of Miami Shores - Building. Village of Miami Shores - Building. Read Oct 10, 2026.
  8. 8.Wikipedia, 'Miami Shores, Florida' (revision 1378573006). Read Oct 5, 2026.
  9. 9.Official website: Miami Shores Village, Historic Preservation Board. Read Oct 5, 2026.
  10. 10.Owner-occupied share of occupied homes: 87.5% (3,181 of 3,637). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
  11. 11.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.
  12. 12.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
  13. 13.Residents 65 and older: 12.4%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API. Read Oct 5, 2026.
  14. 14.Mobile homes, share of housing units: 0%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  15. 15.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  16. 16.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  17. 17.Insp4pt 03 25. Read Oct 4, 2026.
  18. 18.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  19. 19.OIR form. Read Oct 4, 2026.
  20. 20.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  21. 21.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  22. 22.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  23. 23.Florida Statutes, section 627.70132 (2026). Read Oct 4, 2026.
  24. 24.Village of Miami Shores - Building, Village of Miami Shores. Read Oct 5, 2026.
  25. 25.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  26. 26.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  27. 27.Florida Statutes, section 553.842 (2026), Florida Legislature. Read Oct 5, 2026.
  28. 28.Florida Building Commission, Florida Building Commission. Read Oct 5, 2026.
  29. 29.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. 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 Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Miami Shores 2020 Census internal point (25.8670, -80.1783), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  32. 32.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Miami Shores 2020 Census internal point (25.8670, -80.1783), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  33. 33.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  34. 34.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.

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Roof inspections in Miami Shores

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