Miami-Dade County · City

Roofing in North Miami Beach, Florida

Despite the name, North Miami Beach has no beaches left, because they now lie in Sunny Isles Beach across the Intracoastal Waterway. What the city does have is old housing: the median home here was built in 1967. That matters for your roof, your insurer and your permit, and the sections below take each in turn.

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Updated October 2026

Stone cloister arcade around a courtyard with a large spreading tree and brick paths. — Photo: The garden by Casingrid, CC BY-SA 3.0, cropped

At a glance

North Miami Beach homes at a glance

People (2020 Census): 43,676
Median year homes were built: 1967
Share of homes built before 1980: 80.6%
Share of homes built 2010 or later: 8.3%
Owner-occupied share of occupied homes: 52.2%

Census figures; each one is listed in the sources at the end of this page.

Housing age

Older homes mean older roofs and insurer questions

Of the 17,533 housing units here, 80.6 percent were built before 1980. Miami-Dade County as a whole sits at 49.6 percent. That gap shows how much older your neighborhood is than the county around it, and it suggests many roofs here have been replaced at least once already.

If your roof is 15 years or older, Florida law lets you hire an authorized inspector, at your own expense, before an insurer requires replacement. An insurer cannot refuse or drop you for age alone if that inspection shows 5 or more years of useful life left. Ask your agent how your insurer handles the inspection report.

Permits and codes

Who issues roof permits in North Miami Beach

Your roof permit is issued by the North Miami Beach Building Department in the City of North Miami Beach. Miami-Dade is one of two counties in the High Velocity Hurricane Zone, so products must carry a Miami-Dade Notice of Acceptance, and a copy must be on the job site for the building official.

The 25 percent rule applies to partial work. If you repair or replace more than 25 percent of a roof in 12 months, the whole roof must be redone. The exception covers only a roof built or replaced under the 2007 Florida Building Code or later. With the median home built in 1967, check your roof's own history before assuming you qualify.

The Ninth Edition of the Florida Building Code takes effect December 31, 2026. Any application submitted on or after that date has to comply with it. If work has not started within 6 months after issuance, the permit lapses.

Building permits

City of North Miami Beach - Building Department

Official building page

Office names and links only. Fees, forms and timing change; check the official page.

Who decides

Condos, mobile homes and who owns the roof

Only 38.5 percent of units here are single-family detached homes, and 47 percent are in buildings with 10 or more units. In those buildings the roof is usually decided by the association, not by you. Mobile homes make up 3 percent of units and follow the federal HUD code, not the Florida Building Code's 2002 line.

Owners occupy 52.2 percent of occupied homes, so nearly half of roofs here belong to landlords. Also, 16.9 percent of residents are 65 or older, and 5.6 percent of units are seasonal. If you are away part of the year, arrange for someone to check the roof after any storm.

Local weather

Rain and storms on North Miami Beach roofs

Miami International Airport averages 67.41 inches of rain a year, and 76.6 percent of it falls May through October. A 100-year storm here drops 15.2 inches in 24 hours, so flashing and drainage matter as much as shingles or tile. The city also keeps a Historic Floods photo page in its Floodplain Management section.

Storm activity in the Atlantic peaks on September 10, and the season itself stretches from June 1 through November 30. Irma in 2017 left about 1,000 Miami-Dade homes with major damage, and Dorian in 2019 brought a hurricane warning to the county.

Local record

On record for North Miami Beach

Despite the name, the city no longer has any beaches; they now lie in Sunny Isles Beach across the Intracoastal Waterway.
The city's Floodplain Management section keeps a 'Historic Floods' photo page.

Services

Roofing services in North Miami Beach

Questions

North Miami Beach roofing questions

What is the new law in Florida about roofs?

Florida Statute 627.7011(5) now limits how insurers treat roof age. An insurer cannot refuse or non-renew a homeowner's policy solely because a roof is under 15 years old. If your roof is 15 years old or more, you can pay for an authorized inspector to evaluate it. If it shows 5 or more years of useful life left, age alone cannot be the reason to refuse or non-renew. Many homes in this area are older, since the median year homes were built is 1967 (margin of error ±2), so roof age questions come up often. Ask your insurer or agent how these rules affect your coverage.

Source: Florida Statutes, section 627.7011 (2026), read Oct 4, 2026

Related: Roof inspections

Who issues a roofing permit in North Miami Beach?

Roof permits are processed by the City of North Miami Beach Building Department. Because Miami-Dade County is in the High Velocity Hurricane Zone, roofing products need a Miami-Dade Notice of Acceptance, and a full copy must be on the job site for inspection. Should work fail to begin within 6 months of issue, the permit is no longer valid. Confirm current forms and fees with the building office.

Source: City of North Miami Beach - Building Department, read Oct 5, 2026

Related: Roof replacement

Does the 25 percent rule apply to my older home?

Yes, if you repair or replace more than 25 percent of your roof in any 12-month period, the whole roof must be redone to current code. The exception covers only roofs built or replaced under the 2007 Florida Building Code or later. In North Miami Beach, 80.6 percent of homes were built before 1980, so many owners will need to confirm their roof's own history with the building office.

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

Related: Roof replacement

When is roofing work most at risk from weather here?

Plan around the wet season and hurricane season. At Miami International Airport, 76.6 percent of normal annual rain falls May through October, and June is the wettest month at 10.51 inches. Atlantic storm season begins June 1 and ends November 30, reaching its highest point on September 10. Open roofs and tear-offs carry the most risk during those months.

Source: NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), read Oct 5, 2026

Related: Roof repair

Who is responsible for the roof if I live in a condo?

In most condos the association controls the roof, not the individual unit owner. In North Miami Beach, 47 percent of homes are in buildings with 10 or more units, so this affects many residents. Check your declaration and bylaws, and ask your board how roof work is scheduled and funded.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API, read Oct 5, 2026

Related: Commercial roofing

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