Skip to content

Inspections ยท Ojus

Roof inspections in Ojus, FL

No Ojus housing units are mobile homes, and 78.4 percent of homes were built before 1980. Many original roofs, it suggests, have already gone beyond the 15-year mark. A roof inspection shows how many service years your own roof has left.

Request a quote407-242-2840

Updated October 2026

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.

Ojus figures this page uses

Median year homes were built
1970
Owner-occupied share of occupied homes
65.2%
Share of homes built before 1980
78.4%
Mobile homes, share of housing units
0%

Roof age

Roof age and the insurer's 15-year line in Ojus

The median Ojus home dates to 1970, while the Miami-Dade County median is 1980. That suggests many roofs here have been replaced at least once, and some may now be old enough to draw an insurer's attention.

Two separate limits come out of Florida Statute 627.7011(5). An insurer cannot rest a refusal or a non-renewal solely on the age of a roof that is under 15 years old. At 15 years or more, you may hire an authorized inspector at your own cost, and 5 or more years of remaining life means age alone cannot end the policy.

Citizens sets its own lines: documentation of five years of remaining life for shingle roofs older than 25 years, and for tile, slate, clay, concrete or metal roofs older than 50 years. About 65.2 percent of Ojus households own their homes, so most of these decisions fall to the owner.

Inspection scope

What the inspector checks on your roof

The roof section of the 4-point form logs the covering, its age, remaining life, the last permit date, and any partial replacement. Citizens requires that inspection for properties over 20 years old, which fits most Ojus housing, given that 78.4 percent predates 1980.

  • Cracked, curled or cupped shingles and heavy granule loss
  • Bare asphalt or felt showing, and tabs or tiles that are loose, missing or cracked
  • Soft decking underfoot
  • Leaks visible in the attic or as ceiling stains

In Ojus, 59.5 percent of housing units are in buildings of 10 or more units. If you own in one, ask your association who handles the roof before you hire anyone for your unit.

Timing

When to order an inspection

Get one when you are buying or selling a home, after your insurer mails you a roof-age letter, or following a storm. Miami-Dade sits in the High Velocity Hurricane Zone, and Hurricane Irma put a 74-kt gust on record at Opa-locka Airport. Wind damage can be hard to see from the ground.

Florida's contractor statute bars roofers from offering anything of value for an inspection or from advising you on coverage. Ask your insurer or agent what your policy does, and keep the claim deadline in mind: notice within 1 year of the loss.

If an inspection leads to repairs, the county building office issues the permit. Miami-Dade County Regulatory and Economic Resources handles permits for Ojus, which is unincorporated.

Request a roof inspection

Questions

Roof inspections in Ojus: questions

Does a roof inspection in Ojus have to be done by a roofer?

Not always. Under Fla. Stat. 627.7011(5), the inspector must be one your insurer accepts. That can be a licensed home inspector, a building code inspector, a licensed roofing or general contractor, an engineer, an architect, or anyone your insurer recognizes. Ask your insurer for its list first. With 78.4 percent of Ojus homes built before 1980, many owners will face this question.

Source: Florida Statutes, section 627.7011 (2026), read Oct 5, 2026

Related: Roof inspections

Can my insurer drop me because my Ojus roof is 15 years old?

Not on age alone if the inspection goes your way. Once a roof reaches 15 years or more, you are entitled to have an authorized inspector examine it, paid for by you, and the insurer has to allow that. If the report shows 5 or more years of useful life, the insurer may not refuse or non-renew solely for the roof's age. In Ojus, where the median home was built in 1970, check your roof's actual age first. Call your insurer or agent about your own policy.

Source: Florida Statutes, section 627.7011 (2026), read Oct 5, 2026

Related: Roof inspections

How old can a shingle roof be for Citizens in Ojus?

Citizens asks for documentation of at least five years of remaining useful life when a shingle roof is older than 25 years. Tile, slate, clay, concrete and metal roofs get that request after 50 years. Since the median Ojus home was built in 1970, check your roof's actual age and permit history before you apply.

Source: Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), read Oct 4, 2026

Related: Roof inspections

How long is a wind mitigation inspection good for?

The current form, OIR-B1-1802 (Rev. 04/26), is valid for up to five years, as long as the structure has no material changes and the form has no inaccuracies. Miami-Dade falls in the High Velocity Hurricane Zone, so the form's HVHZ region applies to Ojus. Your insurer or agent can explain how it affects your own policy.

Source: Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (Rev. 04/26), read Oct 4, 2026

Related: Roof inspections

Nearby

Roof inspections near Ojus

Sources for this page(34)
  1. 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. 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. 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.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 B25024, via Census Reporter API. Read Oct 5, 2026.
  6. 6.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.
  7. 7.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.
  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.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.
  11. 11.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.
  12. 12.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  13. 13.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  14. 14.Insp4pt 03 25. Read Oct 4, 2026.
  15. 15.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  16. 16.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  17. 17.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  18. 18.Florida Statutes, section 627.70132 (2026). Read Oct 4, 2026.
  19. 19.Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (Rev. 04/26). Read Oct 4, 2026.
  20. 20.OIR form. Read Oct 4, 2026.
  21. 21.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  22. 22.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
  23. 23.Florida Statutes, section 553.842 (2026), Florida Legislature. Read Oct 5, 2026.
  24. 24.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). 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.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  27. 27.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  28. 28.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.
  29. 29.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.
  30. 30.Wikipedia, 'Ojus, Florida' (revision 1378006523), Wikipedia. Read Oct 5, 2026.
  31. 31.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  32. 32.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
  33. 33.Florida Building Commission, Florida Building Commission. Read Oct 5, 2026.
  34. 34.miamidade.gov, miamidade.gov. Read Oct 5, 2026.

South Fork Roofing

Roof inspections in Ojus

Answer a few questions about the job, or call.

Request a quote407-242-2840
CallGet a quote