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Inspections ยท Miami Springs

Roof inspections in Miami Springs, FL

In Miami Springs, 18.6 percent of residents are 65 or older, and 90.3 percent of homes were built before 1980. Many original roofs have since been replaced, but some have not. A roof inspection tells you the covering, its age and how much life it has left.

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Updated October 2026

Pale stucco pueblo-style historic house with an arched entrance under a bright sun and 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: The Haunted (Really!) Curtiss Mansion from Hell - Miami Springs, FL.. 18+ only by Rob Olivera, CC BY 2.0, cropped

Miami Springs figures this page uses

Median year homes were built
1958
Share of homes built before 1980
90.3%
Owner-occupied share of occupied homes
61.1%
Residents 65 and older
18.6%

Housing age

Why age matters for Miami Springs roofs

The median Miami Springs home went up in 1958, against 1980 for Miami-Dade County. That suggests a lot of roofs here have been replaced at least once, and some are likely past 15 years old. Only an inspection can confirm the age and condition of yours.

Your insurer cares about that 15-year line. Once a roof reaches 15 years, Florida law lets you pay your own authorized inspector to check it before any replacement is required. An insurer cannot refuse or non-renew your policy based only on roof age when the inspector reports at least 5 years of useful life remaining.

Your insurer needs to accept whoever performs the inspection. That can be a roofing contractor, a home inspector, a building code inspector, an engineer or an architect, each holding the credential Florida names for the job.

Insurer forms

What forms ask about your roof

Citizens asks for a 4-point inspection on properties over 20 years old, and with 90.3 percent of Miami Springs homes built before 1980, that covers most of the town. Its roof section records the covering material, roof age, remaining useful life, last permit date and any partial replacement. Documented remaining life is also required for soft roofs older than 25 years and hard roofs older than 50.

Wind mitigation is a separate form, OIR-B1-1802 (Rev. 04/26). Miami-Dade sits in the High Velocity Hurricane Zone, so the form's wind region is HVHZ. It also asks about roof deck attachment, roof-to-wall connections and any sealed roof deck. Most of those are in the attic, where you cannot see them.

A completed form stays usable for up to five years unless the structure changes or the form is found wrong. What it does to your premium is a question for your own agent, not for a roofer.

Timing

When to order a roof inspection

  • Buying or selling: 61.1 percent of occupied homes here are owner-occupied, so many sales involve a roof question.
  • Insurer letter: if your insurer cites roof age, you may order your own inspection before any replacement is required.
  • After a storm: check for cracked or missing tiles, exposed felt, soft decking and leaks in ceilings.

If you replace or repair part of a roof, the 25 percent rule can apply. A roof built or redone under the 2007 Florida Building Code or later is exempt from full replacement. An inspection helps show which side of that line you are on. Confirm permit questions with the City of Miami Springs building office.

Request a roof inspection

Questions

Roof inspections in Miami Springs: questions

Do I need a roof inspection if my roof is over 15 years old in Miami Springs?

Not by law, but your insurer may question a roof that age. Under Florida Statute 627.7011(5), you may hire an authorized inspector at your own expense. If the inspector finds 5 or more years of useful life left, the insurer cannot refuse or non-renew you solely for age. With 90.3 percent of local homes built before 1980, this comes up often.

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

Who can inspect my roof for my insurer?

Your insurer has to accept the inspector. Under Florida law that can be a licensed home inspector, a building code inspector, a licensed general, building, residential or roofing contractor, a professional engineer or an architect. Check with your insurer or agent before you hire anyone. In Miami Springs, where 18.6 percent of residents are 65 or older, many owners ask this before a renewal. Citizens requires its roof form to carry photos of each roof slope.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

What does a roof inspection check?

It checks what the forms ask: covering type, age, remaining useful life, permit history and visible damage. Damage items include cracking, curling, granule loss, exposed felt, loose or missing tiles, soft decking and leaks in the attic or on ceilings. In Miami-Dade's High Velocity Hurricane Zone, a wind mitigation inspection also covers attic items such as roof deck attachment and roof-to-wall connectors. Homes built around the 1958 median may show older decking.

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

How long is a wind mitigation form good for?

The current form, OIR-B1-1802 (Rev. 04/26), runs up to five years as long as nothing material changes on the structure. It took effect April 1, 2026. Miami Springs homes fall in Miami-Dade's High Velocity Hurricane Zone, so the wind region on the form is HVHZ. Installing a new roof covering would be treated as a material change.

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

Nearby

Roof inspections near Miami Springs

Sources for this page(30)
  1. 1.Median year homes were built: 1958. 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 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 B25034, via Census Reporter API. Read Oct 5, 2026.
  5. 5.Share of homes built before 1980: 90.3%. 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.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.
  7. 7.Owner-occupied share of occupied homes: 61.1% (3,328 of 5,447). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
  8. 8.Permit office: City of Miami Springs - Building. City of Miami Springs - Building. Read Oct 10, 2026.
  9. 9.Residents 65 and older: 18.6%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API. Read Oct 5, 2026.
  10. 10.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  11. 11.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  12. 12.Insp4pt 03 25. Read Oct 4, 2026.
  13. 13.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  14. 14.OIR form. Read Oct 4, 2026.
  15. 15.Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (Rev. 04/26). Read Oct 4, 2026.
  16. 16.Florida Office of Insurance Regulation. Read Oct 5, 2026.
  17. 17.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  18. 18.2023 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).
  19. 19.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  20. 20.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  21. 21.City of Miami Springs - Building, City of Miami Springs. Read Oct 5, 2026.
  22. 22.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API, U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  23. 23.Official website: City of Miami Springs, Historic Preservation Board meeting page, Official website. Read Oct 5, 2026.
  24. 24.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. 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.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  27. 27.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  28. 28.Wikipedia, 'Miami Springs, Florida' (revision 1378573021), Wikipedia. Read Oct 5, 2026.
  29. 29.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  30. 30.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Miami Springs 2020 Census internal point (25.8202, -80.2889), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.

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Roof inspections in Miami Springs

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