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Inspections ยท North Miami Beach

Roof inspections in North Miami Beach, FL

Mobile homes make up 3 percent of North Miami Beach housing units, and their roofs follow different insurance rules from the rest of the city. Most homes here are far older than that share suggests, with 80.6 percent built before 1980.

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Updated October 2026

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

North Miami Beach figures this page uses

Median year homes were built
1967
Share of homes built before 1980
80.6%
Residents 65 and older
16.9%
Owner-occupied share of occupied homes
52.2%

Housing age

How old are North Miami Beach roofs?

The median home here was built in 1967, against 1980 for Miami-Dade County. Of all housing units, 80.6 percent went up before 1980, compared with 49.6 percent countywide. That suggests many original roofs are long gone, and the roofs now on these houses are likely replacements of widely varying age.

Age matters because of the 15-year line in Florida law. An insurer may not refuse a homeowner's policy solely because a roof is under 15 years old. Once a roof reaches 15 years, you may hire an authorized inspector at your own expense, and a finding of 5 or more years of remaining life blocks a refusal based on age alone.

Residents 65 and older are 16.9 percent of the city, and 52.2 percent of occupied homes are owner-occupied. For many owners, that means one roof decision that could also affect renewal. Mobile home policies fall outside the 15-year rule, so a mobile home owner should ask the insurer how it treats the roof.

Forms

What insurers want recorded about a roof

The roof portion of the 4-point form lists the covering material, the roof's age, remaining useful life, the last roofing permit, the share replaced and overall condition. A damage checklist covers cracked or missing tabs, soft decking and visible attic leaks.

When your property is more than 20 years old, Citizens requires a 4-point inspection. It wants proof of five years of remaining life on shingle roofs past 25 years, and on tile, metal or similar hard roofs past 50 years. Your own insurer or agent can tell you which line applies to your policy.

Miami-Dade sits in the High Velocity Hurricane Zone, so the wind mitigation form also asks about deck attachment, roof-to-wall connections and a sealed roof deck. Those items are in the attic, where you cannot easily see them. A completed form stays valid for up to five years unless the structure changes.

Timing

When to order a roof inspection

  • Buying or selling: a written condition report shows age, remaining life and any leaks before closing.
  • After an insurer letter about roof age: the inspection described above is your route to show remaining life.
  • After a storm: check for lifted tabs, exposed felt and ceiling stains, since a new or reopened claim must reach the insurer within 1 year of the loss.

Roof work here goes through the City of North Miami Beach Building Department. Confirm with that office whether your repair needs a permit before work starts.

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Questions

Roof inspections in North Miami Beach: questions

How old can a roof be before my insurer can act?

At 15 years, the insurer must allow you to have an authorized inspector check the roof at your expense. It may not refuse or non-renew solely for age if the inspection shows 5 or more years of useful life remaining. Before 15 years, age alone cannot be the reason to refuse a policy. In North Miami Beach, 80.6 percent of homes predate 1980, so this rule reaches many owners. Your insurer or agent can explain how it applies to you.

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 do the inspection my insurer will accept?

An authorized inspector must carry the insurer's sign-off. The list includes licensed home inspectors, certified building code inspectors, licensed contractors including roofing contractors, professional engineers and architects. Citizens also requires its roof form to carry photos of each slope. Since 3 percent of North Miami Beach housing units are mobile homes and the 15-year rule does not cover those policies, mobile home owners should ask their insurer directly.

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: Roof inspections

What does a roof inspection actually look at?

It follows the forms. The inspector records covering, age, remaining life, permit history and condition, and checks for cracking, curling, granule loss, exposed felt, missing tabs and soft decking. For wind mitigation, photos of attic items such as deck nailing and roof-to-wall connectors are added. Miami-Dade County is in the High Velocity Hurricane Zone, so those wind items carry weight on local homes.

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

Can a roofer help me file an insurance claim?

Not on coverage. Under Florida Statute 489.147, a roofer may not offer anything of value for an inspection or a claim, and may not advise on policy coverage unless licensed as a public adjuster. In North Miami Beach, where the median home dates to 1967, contact your insurer or agent about claims and coverage questions.

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

Nearby

Roof inspections near North Miami Beach

Sources for this page(35)
  1. 1.Median year homes were built: 1967. 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 B25034, 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.Share of homes built before 1980: 80.6%. 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.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.Residents 65 and older: 16.9%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API. Read Oct 5, 2026.
  7. 7.Owner-occupied share of occupied homes: 52.2% (7,994 of 15,303). 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.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25004, B01001, via Census Reporter API. Read Oct 5, 2026.
  9. 9.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.
  10. 10.Permit office: City of North Miami Beach - Building Department. City of North Miami Beach - Building Department. Read Oct 10, 2026.
  11. 11.Mobile homes, share of housing units: 3%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  12. 12.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  13. 13.Insp4pt 03 25. Read Oct 4, 2026.
  14. 14.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  15. 15.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  16. 16.OIR form. Read Oct 4, 2026.
  17. 17.Florida Statutes, section 627.70132 (2026). Read Oct 4, 2026.
  18. 18.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  19. 19.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  20. 20.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  21. 21.City of North Miami Beach - Building Department, citynmb.com. Read Oct 5, 2026.
  22. 22.Fla. Stat. 489.147-, Florida Legislature. Read Oct 4, 2026.
  23. 23.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.
  24. 24.miamidade.gov, miamidade.gov. Read Oct 5, 2026.
  25. 25.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. 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.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
  28. 28.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). 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 Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the North Miami Beach 2020 Census internal point (25.9300, -80.1652), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  31. 31.Official website: City of North Miami Beach, Historic Floods, citynmb.com. Read Oct 5, 2026.
  32. 32.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  33. 33.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  34. 34.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Dorian (AL052019), NOAA National Hurricane Center. Read Oct 5, 2026.
  35. 35.Wikipedia, 'North Miami Beach, Florida' (revision 1378595964), Wikipedia. Read Oct 5, 2026.

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Roof inspections in North Miami Beach

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