Miami-Dade County ยท Census-designated place
Roofing in Ojus, Florida
The Oleta River drains the east side of Ojus, and many neighborhood lakes here were dug in the early 20th century. Water moves across this town in ways that matter for roofs and gutters. The median home here was built in 1970, so many roofs may be past their first replacement. Roof age, permits, and storm rules each shape what you should do next.
Updated October 2026
Roof age in Ojus
How old are Ojus roofs, and what does that mean for you
Ojus homes skew older than the county as a whole. The median build year here is 1970, while the county median is 1980. Nearly four in five units, 78.4 percent, went up before 1980. Original roofs from that stretch are likely past the 25-year mark, so a roof inspection is a sensible first step for many owners.
For an older roof here, your insurer may ask for proof of how much life the roof has left. Citizens Property Insurance, for example, wants at least five years of remaining life documented on a shingle roof past 25 years old. Hard roofs such as tile or metal get a 50-year threshold. Ask your insurer or agent which documents they need.
Permits and review
Who issues your roof permit in Ojus
Ojus is not an incorporated city, so there is no city hall to visit for a roof permit. The Miami-Dade County Regulatory and Economic Resources department handles building and permit questions for this area. Confirm current requirements on the county page before you file.
Of Florida's counties, Miami-Dade and one other fall within the High Velocity Hurricane Zone. That zone carries the strong hurricane provisions adopted after Hurricane Andrew. Roofing products here need approval that meets those standards.
Under the 25 percent rule, no more than 25 percent of a roof can be repaired or replaced in any 12-month period unless the whole roof covering is replaced. A roof built to the 2007 code or later may be treated differently for repairs. The county building office can tell you which rule applies to your roof.
Building permits
Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits
Official building pageOffice names and links only. Fees, forms and timing change; check the official page.
Storms and rain
Rain, storms and what this town faces
Miami International Airport averages 67.41 inches of rain a year. About 76.6 percent of that falls from May through October, and June is the wettest month. The season stretches from June 1 through November 30, and the statistical high point lands on September 10.
In a 10-year storm, NOAA estimates a one-hour rain at 3.5 inches. In a 100-year storm, a 24-hour rain reaches 15.3 inches. Check that your gutters and drains can carry that much water off the roof.
During Hurricane Irma in 2017, surge reached 4 to 6 feet above ground along Biscayne Bay, and about 1,000 homes in Miami-Dade had major damage. Those are county figures, not Ojus-specific counts.
Local record
On record for Ojus
- The Oleta River drains the east side; many neighborhood lakes were dug in the early 20th century.
- 59.5% of housing units are in buildings with 10 or more units.
Services
Roofing services in Ojus
- Roof replacementTear-off, deck, code items and the two inspections.Re-roofs in Ojus
- Roof repairLeaks, lifted shingles, cracked tile and flashing.Repairs in Ojus
- Roof inspectionsRoof age, condition and what an insurer asks about.Inspections in Ojus
- Commercial roofingLow-slope systems, drainage and the code for buildings.Commercial roofs in Ojus
- New construction roofingDry-in, the sheathing inspection and the code edition.New construction in Ojus
- GuttersSizing for Florida rain, downspouts and fascia.Gutters in Ojus
Questions
Ojus roofing questions
What is the 25% roof rule in Florida?
The 25 percent rule limits repairs or replacement on an existing roof to no more than 25 percent of the roof area in any 12-month period. If you go past that limit, the whole roof covering generally must be replaced. Roofs built or repaired under the 2007 Florida Building Code or any later edition are the ones the exception applies to. For Ojus, the Miami-Dade County building office applies this rule to your permit, so confirm how it applies to your roof with them before work starts.
Source: 2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), read Oct 5, 2026
What is the new law in Florida about roofs?
On December 31, 2023, the Eighth Edition of Florida's Building Code, dated 2023, took effect. Under the Ninth Edition, which applies from December 31, 2026, any permit application submitted on or after that date must satisfy its rules. Since Ojus sits in Miami-Dade, the High Velocity Hurricane Zone provisions also apply. Check with the county building office to see which edition governs your project.
Source: FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, read Oct 5, 2026
Are there many mobile homes in Ojus?
No. Mobile homes make up 0 percent of housing units in Ojus, according to the American Community Survey. Most homes here are in buildings with 10 or more units, at 59.5 percent. Single-family detached homes are 29.3 percent of units. If you own a condo or apartment roof, the building association usually handles the roof, not the individual owner.
Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API, read Oct 5, 2026
Do Ojus homes need metal roofing?
Metal roofing is a material choice, not a local requirement. Any roofing product used in Miami-Dade must have an approval that meets the county's standards. Check the product's Notice of Acceptance number on the Florida Building Commission product approval search before you buy. In a county where 59.5 percent of homes sit in buildings of 10 or more units, many roofs are shared, so confirm with your association who chooses the material.
Source: Florida Building Commission, read Oct 5, 2026
Miami-Dade County
More in Miami-Dade County
Sources for this page(30)
- 1.Median year homes were built: 1970. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
- 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.Share of homes built before 1980: 78.4%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
- 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.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.
- 6.Permit office: Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits. Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits. Read Oct 10, 2026.
- 7.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
- 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.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service). Read Oct 5, 2026.
- 10.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service). Read Oct 5, 2026.
- 11.NOAA National Hurricane Center, Tropical Cyclone Climatology. Read Oct 5, 2026.
- 12.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
- 13.Wikipedia, 'Ojus, Florida' (revision 1378006523). Read Oct 5, 2026.
- 14.Mobile homes, share of housing units: 0%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
- 15.Single-family detached share of housing units: 29.3%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
- 16.Share of homes in buildings with 10+ units: 59.5%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
- 17.People (2020 Census): 19,673. U.S. Census Bureau, 2020 Census counts (POP100, HU100) via TIGERweb tigerWMS_Census2020 layer 28 (Census Designated Places). Read Oct 5, 2026.
- 18.Share of homes built 2010 or later: 6.2%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
- 19.Owner-occupied share of occupied homes: 65.2% (4,729 of 7,252). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
- 20.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
- 21.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
- 22.Florida Statutes, section 553.842 (2026), Florida Legislature. Read Oct 5, 2026.
- 23.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
- 24.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Ojus 2020 Census internal point (25.9541, -80.1717), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
- 25.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Ojus 2020 Census internal point (25.9541, -80.1717), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
- 26.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
- 27.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
- 28.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
- 29.Florida Building Commission, Florida Building Commission. Read Oct 5, 2026.
- 30.miamidade.gov, miamidade.gov. Read Oct 5, 2026.
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