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Re-roofs · Miami

Roof replacement in Miami, FL

Roof replacement in Miami is usually a re-roof on an older building: 50.8% of the city's homes were built before 1980, and the median dates to 1979. Every one of those jobs runs under the High-Velocity Hurricane Zone code, with a permit, approved products and inspections at set stages.

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Updated October 2026

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.

Miami figures this page uses

Share of homes built before 1980
50.8%
Median year homes were built
1979
Single-family detached share of housing units
22.4%

Local know-how

Old Miami roofs and the March 2009 line

The year your current roof was permitted decides how much code work a replacement drags in. Florida's 2007 code edition did not start applying until March 1, 2009. A roof built or replaced to that edition or later can have any portion redone to today's code without touching the rest, even past 25% (Fla. Stat. 553.844(5)).

Older roofs get no such pass. In the HVHZ, FBC-B 1521.4 caps repair or replacement at 25% of a roof or roof section in any 12 months; beyond that, the whole section must come up to code. With a 1979 median build year, plenty of Miami roofs were last permitted before 2009, so check the permit history before you price a partial job.

State law also writes two upgrades into the re-roof of a site-built single-family home: a secondary water barrier and stronger roof-deck attachment (Fla. Stat. 553.844(3)). Improved roof-to-wall connections come in only for homes above a value the statute sets, and only where the work at gable ends or corners fits within 15% of the re-roof cost. The statute's list is written for site-built houses, which are 22.4% of Miami's housing.

HVHZ code

Four things the zone adds to a Miami re-roof

  • A permit on the HVHZ Uniform Roofing Permit Application, with product approvals, detail drawings and the owner's notification for roofing considerations attached (FBC-B 1512.3).
  • Products carrying a Miami-Dade Notice of Acceptance or Florida product approval. An NOA expires, and a copy has to be available on site for the building official.
  • Inspections before work is covered: for shingle and tile, at the underlayment or anchor sheet, at the cap sheet and during the roof covering, plus a TAS 106 uplift test on adhesive- or mortar-set tile before the final (FBC-B 1512.4).
  • No new roof over sheathing that is water-soaked, deteriorated or not fastened to the current code (FBC-B 1521.5).

There is no plans review for a typical re-roof; FBC-B 107 exempts reroofs from plans examination. The City of Miami Building Department issues the permit, and the roof replacement page covers the job from tear-off to final.

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Questions

Roof replacement in Miami: questions

Can I replace just part of my Miami roof?

Sometimes. If the roof was built or last replaced to the 2007 Florida Building Code or later, which took effect March 1, 2009, the part you redo must meet current code and the rest can stay. If it is older, the HVHZ caps patching at 25% of a roof or section in 12 months; past that, the whole section is re-roofed to current code. Miami's median home dates to 1979, so the permit date on your last roof decides which side of the line you are on.

Source: FBC-B 1521.4.

Related: Roof replacement

Which code edition will my Miami re-roof fall under?

The 2023 Florida Building Code, 8th edition, which took effect December 31, 2023, governs permits filed now. Miami-Dade's Regulatory and Economic Resources department has published notice that the 9th edition becomes effective December 31, 2026, and permit applications submitted on or after that date must comply with it. Inside the city, the application goes to the City of Miami Building Department, and its filing date sets the edition.

Source: Miami-Dade RER notice.

Related: Roof replacement

Will a new roof change my Miami home's wind mitigation report?

Yes, it can. The state form, OIR-B1-1802, asks about the roof covering and its Florida or Miami-Dade approval, how the deck is attached, the roof-to-wall connections, the roof shape and whether there is a secondary water barrier. A new roof can change several of those answers, and a report stays valid for up to five years if nothing material changes. Discounts apply only to the hurricane-wind part of a policy; your insurer or agent sets the numbers. Miami's median house dates to 1979, so an older report may well predate the current Rev. 04/26 form.

Source: OIR-B1-1802, Rev. 04/26.

Sources for this page(27)
  1. 1.Miami-Dade County, Roofing Permits. Read Oct 5, 2026.
  2. 2.Official website: City of Miami, Historically Designated Properties. Read Oct 5, 2026.
  3. 3.Miami-Dade County RER, Board and Code Administration Division, Product Approval. Read Oct 5, 2026.
  4. 4.Share of homes built before 1980: 50.8%. 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.Median year homes were built: 1979. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
  6. 6.Single-family detached share of housing units: 22.4%. 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: City of Miami - Building Department. City of Miami - Building Department. Read Oct 5, 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.Permit office: Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits. Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits. Read Oct 5, 2026.
  10. 10.Florida Statutes, section 553.844 (2026). 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).
  12. 12.Florida Building Commission, "Florida Building Code Effective Dates". Read Oct 5, 2026.
  13. 13.Fla. Stat. 553.844. Read Oct 4, 2026.
  14. 14.miamidade.gov. Read Oct 5, 2026.
  15. 15.FBC-B 2023 Ch. 1. Read Oct 5, 2026.
  16. 16.Miami-Dade County RER notice. Read Oct 5, 2026.
  17. 17.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13. Read Oct 5, 2026.
  18. 18.Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (Rev. 04/26). Read Oct 4, 2026.
  19. 19.OIR form. Read Oct 4, 2026.
  20. 20.Florida Office of Insurance Regulation. Read Oct 5, 2026.
  21. 21.City of Miami, Building Department, City of Miami. Read Oct 5, 2026.
  22. 22.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service). Read Oct 5, 2026.
  23. 23.NWS Miami, Weather Safety - Lightning. Read Oct 5, 2026.
  24. 24.Florida Statutes, section 718.112 (2026). Read Oct 5, 2026.
  25. 25.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  26. 26.Insp4pt 03 25. Read Oct 4, 2026.
  27. 27.Florida Building Commission. Read Oct 5, 2026.

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Roof replacement in Miami

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