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Repairs ยท Ojus

Roof repair in Ojus, FL

The Oleta River drains the east side of Ojus, and Tropical Storm Eta showed what heavy rain does here: 14.12 inches fell near Biscayne Park and 13.40 inches in North Miami. Most roof leaks start at flashing, vents, valleys and the ridge. Repairs in Miami-Dade must follow the High Velocity Hurricane Zone rules.

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Updated October 2026

Close view across a gray shingle roof slope with a black pipe boot, a palm and a green lawn below.

Storm damage

Where Ojus roofs fail in storms

Eta's rain in northern Miami-Dade left streets under standing water for days, and over 290,000 customers in three counties lost power. Rain that long finds every weak joint. The code requires flashing at wall and roof intersections, changes of slope, and roof openings, and those are the spots where leaks tend to follow.

Wind damage starts at the ridge. Lost ridge vents or ridge shingles open large holes in the deck, and FEMA found ceilings collapsing inside houses with no other roof damage. Soffits also fail in hurricanes and let water in. Irma put a 74-knot gust on record at Opa-locka Airport, and about 1,000 Miami-Dade homes had major damage.

The median Ojus home was built in 1970, against 1980 countywide, and 78.4% of units predate 1980. That suggests many roofs here have been repaired or replaced more than once, so check old patches and flashing first.

Repair limits

Repair or replace: the 25% rule

Under the 25% rule, a patch job on one Ojus roof or roof section cannot exceed a quarter of its area within 12 months. Past that point, you have to replace or recover the whole roof or section. The exception applies only when your roof was built, repaired or replaced to the 2007 Florida Building Code or a later edition.

In Ojus, a recover over old shingles is barred if the existing roof is water soaked or already has two layers. A full tear-off to the deck is needed for those roofs. Inspectors also look for soft decking, exposed felt, cracked tabs and visible leaks in the attic.

Permits

Permits for repairs in Ojus

As a census-designated place outside any city, Ojus gets its roof permits from Miami-Dade County Regulatory and Economic Resources. In the High Velocity Hurricane Zone, work on any roofing component needs a permit and a uniform roofing application signed by a licensed contractor. Any repair has to be done with products that carry a product approval.

About 65.2% of Ojus households own their home, and 59.5% of units are in buildings of 10 or more. Condo and association roofs have their own approval steps, so confirm with the county office before work starts.

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Questions

Roof repair in Ojus: questions

What is the 25% roof rule in Florida?

Unless you replace or recover the whole roof or section, you can repair, replace or recover no more than 25 percent of it within a 12-month period. An exception covers roofs built, repaired or replaced to the 2007 Florida Building Code or later. For a 1970-era Ojus home, that exception often will not apply, so ask the Miami-Dade County building office how your roof is classified.

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 repair

Does a roof repair in Ojus need a permit?

All work on any roofing component in Miami-Dade's High Velocity Hurricane Zone, repair and maintenance included, calls for a permit. Miami-Dade County Regulatory and Economic Resources issues the permit for Ojus. A licensed contractor signs the uniform roofing application that goes with it. Confirm details with the county building office before any work begins.

Source: Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, read Oct 5, 2026

Related: Roof repair

What should I do after a storm damages my Ojus roof?

Stay off the roof. From the ground and attic, look for missing ridge shingles, loose vents and ceiling stains. Photograph everything. Hurricane season runs June 1 to November 30, with a peak around September 10. For claims, notice must reach your insurer within 1 year of the loss date, and your insurer or agent can explain your coverage.

Source: NOAA NHC, read Oct 5, 2026

Related: Roof repair

Can my insurer require a new roof because of its age?

When your roof is 15 years or older, your insurer has to allow an authorized inspector to examine it, with you paying for the inspection. If that inspection shows 5 or more years of useful life remaining, the insurer cannot refuse coverage or non-renew based only on the roof's age. With 78.4% of Ojus units built before 1980, this rule reaches many local owners. Bring your own policy to your agent for the specifics.

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 repair

Nearby

Roof repair near Ojus

Sources for this page(34)
  1. 1.Tropical Storm Eta (2020). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta (AL292020). Read Oct 5, 2026.
  2. 2.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
  3. 3.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.
  4. 4.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
  5. 5.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.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.
  7. 7.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.
  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.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  10. 10.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.
  11. 11.Wikipedia, 'Ojus, Florida' (revision 1378006523). Read Oct 5, 2026.
  12. 12.FBCR Ch. 9. Read Oct 4, 2026.
  13. 13.FEMA FL-RA2. Read Oct 5, 2026.
  14. 14.2023 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).
  15. 15.2023 Florida Building Code, Residential, 8th ed., chapter 9 roof assemblies (ICC viewer). 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 553.844 (2026). Read Oct 5, 2026.
  18. 18.NOAA NHC. Read Oct 5, 2026.
  19. 19.Florida Statutes, section 627.70132 (2026). Read Oct 4, 2026.
  20. 20.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  21. 21.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta (AL292020), NOAA National Hurricane Center. Read Oct 5, 2026.
  22. 22.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  23. 23.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
  24. 24.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
  25. 25.Florida Statutes, section 553.842 (2026), 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 National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  29. 29.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.
  30. 30.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.
  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.

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Roof repair in Ojus

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