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Re-roofs ยท Ojus

Roof replacement in Ojus, FL

The median home in Ojus was built in 1970, a figure that suggests many roofs here are now well past their original service life. The county median is 1980, so Ojus housing is older than the county as a whole. Most of the 78.4 percent of homes built before 1980 are likely to have an original or second roof that needs attention. Your permit starts with Miami-Dade County, not the town.

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Updated October 2026

Drone view looking down on a gray-blend shingle roof with two front gables, a debris container and a pickup in the driveway beyond.

Roof age here

How old are Ojus roofs and what it means for you

About 78.4 percent of Ojus housing units were built before 1980, against 49.6 percent across Miami-Dade County. Ojus has far more older stock than the county overall. That suggests a large share of roofs here are reaching the age when a full replacement becomes the practical choice.

Florida insurers look at roof age closely. An insurer may not refuse a policy because a roof is under 15 years old alone. For a roof 15 years or older, the insurer must let you have an authorized inspector check it at your cost, and may not refuse or non-renew coverage solely for age if the inspector finds 5 or more years of useful life left. Take the details to your insurer or agent for your own policy.

Permit and inspections

Who issues your roof permit in Ojus

Ojus is an unincorporated census-designated place, so the county building office issues your roof permit. Miami-Dade County Regulatory and Economic Resources handles Building and Permits. Ask the county to confirm the current steps before you start, since the permit office is the authority here.

Miami-Dade is inside the High Velocity Hurricane Zone, which applies stronger roofing rules than most of Florida. Every re-roof needs a permit there, and the application must be completed by a licensed contractor. Your roofer should tie deck nailing and the secondary water barrier to the permit inspections.

  • Confirm the permit before tear-off begins.
  • Ask how many inspections the county requires for your roof.
  • Confirm that the roof deck is nailed to the code the county inspector checks.

Florida re-roof rule

The 25% rule and when a full re-roof applies

Florida's 25 percent rule limits repairs. Under the Ojus housing mix, many older roofs fall into this range, so a partial patch can trigger a full replacement requirement. Confirm the threshold for your own roof before you schedule any repair.

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Questions

Roof replacement in Ojus: questions

How old is the typical home in Ojus?

The median home in Ojus was built in 1970, with a margin of error of plus or minus 2 years. That is ten years older than the Miami-Dade County median of 1980. By the census figures, 78.4 percent of Ojus housing units were built before 1980. That suggests many roofs here may be original or second roofs. Ask a roofer or your building office to inspect the roof age on your home.

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

Who issues my roof permit if I live in Ojus?

Ojus is an unincorporated census-designated place, so Miami-Dade County Regulatory and Economic Resources issues the permit. Contact the county's Building and Permits office for the current application steps, required inspections and fees before work starts.

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

Related: Roof replacement

Do I need a full roof replacement if only part is damaged?

Florida's 25 percent rule says that 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. Partial repairs above that limit can require a full replacement. A roofer can measure the damaged area against the roof size. Confirm the result with the Miami-Dade building office before you decide.

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

Related: Roof replacement

Nearby

Roof replacement near Ojus

Sources for this page(25)
  1. 1.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.
  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.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 B25024, via Census Reporter API. Read Oct 5, 2026.
  6. 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. 7.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.
  8. 8.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.
  9. 9.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  10. 10.2023 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). Source URL inherited from C-14 (the research cites it "as C-14").
  11. 11.Florida Statutes, section 553.844 (2026). Read Oct 5, 2026.
  12. 12.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
  13. 13.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
  14. 14.Florida Statutes, section 553.842 (2026), Florida Legislature. Read Oct 5, 2026.
  15. 15.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  16. 16.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  17. 17.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  18. 18.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.
  19. 19.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.
  20. 20.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  21. 21.Wikipedia, 'Ojus, Florida' (revision 1378006523), Wikipedia. Read Oct 5, 2026.
  22. 22.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  23. 23.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
  24. 24.Florida Building Commission, Florida Building Commission. Read Oct 5, 2026.
  25. 25.miamidade.gov, miamidade.gov. Read Oct 5, 2026.

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Roof replacement in Ojus

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