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Re-roofs ยท North Miami

Roof replacement in North Miami, FL

The median North Miami home was built in 1967, according to the Census Bureau's 2024 five-year estimates, with a margin of error of plus or minus 2 years. That suggests many roofs on these houses are original or close to it. If you are planning a roof replacement, the work starts with a permit from the city, and Florida's rules on how much of the roof you can redo at once apply.

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Updated October 2026

Concrete city hall building with a central entrance, palm trees, hedges, and a seal above the door.
Drone view looking down on a gray-blend shingle roof with two front gables, a debris container and a pickup in the driveway beyond.Our work
Photo: North Miami FL city hall02 by Ebyabe, CC BY-SA 3.0, cropped

North Miami figures this page uses

Share of homes built before 1980
79.4%
Share of homes built 2010 or later
5.2%
Median year homes were built
1967
Single-family detached share of housing units
37.2%

Housing age

Why an older North Miami house changes the roof decision

About 79.4 percent of North Miami's housing units were built before 1980. Countywide, that share is 49.6 percent. A home that old is more likely to carry a roof that has already gone past its service life, and that is a reason to check the roof before storm season.

Newer construction is scarce here, with just 5.2 percent of units dating to 2010 or later. Most owners in this town will be dealing with a replacement rather than a routine check.

Permits and rules

What a Florida re-roof triggers in North Miami

Replacing a roof in North Miami requires a permit from the City of North Miami Building Department. You should confirm current requirements with that office before work begins.

Under Florida's 25 percent rule, no more than 25 percent of the roof area may be repaired or replaced in any 12-month period unless the entire roof covering is replaced. If your existing roof was built or repaired to the 2007 Florida Building Code or later, only the repaired portion must meet the current code. A local government may not change that exception by ordinance.

  • Apply for a permit before tear-off starts.
  • Record a Notice of Commencement and post it on the site before the first inspection.
  • Expect the work to be inspected in stages.
  • Keep the permit active. In this city a permit that sits idle for 6 months can be invalidated, so keep work moving.

Storm exposure

Storm exposure on the older roofs here

North Miami sits on Biscayne Bay, and the county is one of two in the High Velocity Hurricane Zone, where the strictest hurricane provisions in Florida apply. During Hurricane Irma in 2017, surge along Biscayne Bay reached 4 to 6 feet above ground.

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Questions

Roof replacement in North Miami: questions

Does my North Miami roof need a permit for replacement?

Yes. A roof replacement in North Miami requires a permit from the City of North Miami Building Department. In the High Velocity Hurricane Zone, permits are required for all roofing work, including repairs. Confirm current requirements with the city office before work begins.

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

Related: Roof replacement

What is the 25% roof rule in Florida?

The rule limits how much of a roof can be repaired or replaced in a 12-month period. No more than 25 percent of the roof area may be redone unless the whole roof covering is replaced. If the existing roof was built or repaired to the 2007 Florida Building Code or later, only the repaired portion must meet the current code.

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

Related: Roof replacement

Who may replace a roof on a North Miami house?

Florida law requires a general contractor to subcontract roofing work unless it holds a roofing certificate or registration. A general contractor may install shingles itself only on a new building it built. Only 37.2 percent of North Miami housing units are single-family detached homes, so many roofs here sit on multi-unit buildings and need a roofing contractor too. Ask any contractor for the license that covers roofing before you sign.

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 replacement

How old is the typical house in North Miami?

The median home was built in 1967, with a margin of error of plus or minus 2 years, according to the 2024 five-year Census estimates. That makes most homes here far older than the county median of 1980. With 79.4 percent of North Miami units built before 1980, the local housing stock is old enough that many roofs are likely past their first life.

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 replacement

Nearby

Roof replacement near North Miami

Sources for this page(29)
  1. 1.Share of homes built before 1980: 79.4%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, 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, B25034, B25024, 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, 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 2010 or later: 5.2%. 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.Permit office: City of North Miami - Building Department. City of North Miami - Building Department. Read Oct 10, 2026.
  7. 7.Wikipedia, 'North Miami, Florida' (revision 1378595981). 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.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
  10. 10.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.
  11. 11.Single-family detached share of housing units: 37.2%. 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 553.73 (2026). Read Oct 4, 2026.
  13. 13.2023 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).
  14. 14.Florida Statutes, section 553.844 (2026). Read Oct 5, 2026.
  15. 15.2023 Florida Building Code, Building, 8th ed., Chapter 1 (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). Source URL inherited from C-3 (the research cites it "as C-3").
  16. 16.NOAA NHC. Read Oct 5, 2026.
  17. 17.Florida Statutes, section 489.113 (2026). Read Oct 5, 2026.
  18. 18.City of North Miami - Building Department, City of North Miami. Read Oct 5, 2026.
  19. 19.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  20. 20.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  21. 21.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
  22. 22.miamidade.gov, miamidade.gov. Read Oct 5, 2026.
  23. 23.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  24. 24.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
  25. 25.Fla. Stat. 489.105(3)(e), Florida Legislature. 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.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the North Miami 2020 Census internal point (25.9008, -80.1685), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  29. 29.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.

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Roof replacement in North Miami

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