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Inspections ยท Palmetto Bay

Roof inspections in Palmetto Bay, FL

Palmetto Bay has 0 percent mobile homes, so every roof in the village sits on a site-built house and follows the Florida Building Code. Housing age matters more. With 63.8 percent of homes built before 1980, many roofs have been replaced at least once, and some may be past 15 years.

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Updated October 2026

Two historic stone and stucco mansions with arched windows and lawns beneath a blue sky with clouds.
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.Our work
Photo: Deering Estate Both Houses by LittleOrphanDani, CC BY-SA 4.0, cropped

Palmetto Bay figures this page uses

Median year homes were built
1976
Owner-occupied share of occupied homes
78.2%
Mobile homes, share of housing units
0%
Share of homes built before 1980
63.8%

Housing age

Why roof age matters for older Palmetto Bay homes

The median home here was built in 1976, and 78.2 percent of occupied homes are owner-occupied. That suggests many owners hold a roof that has been replaced once or twice and is now near the age insurers watch.

Florida sets a 15-year line in Fla. Stat. 627.7011(5). Under 15 years, an insurer cannot decline or non-renew a homeowner's policy over roof age alone. At 15 or more, you may hire an authorized inspector at your own expense, and a result of 5 or more years of useful life left blocks a refusal based only on age.

Citizens Property Insurance draws other lines. A home more than 20 years old needs a 4-point inspection, and shingle roofs older than 25 years need documented remaining life of at least five years. Ask your own agent which standard your policy uses.

Inspection scope

What a roof inspection checks

On the 4-point form, the inspector writes down the covering material, the roof's age, the date of the last roofing permit, and whether a past replacement was full or partial. Remaining useful life and the roof's condition go on the same page, along with any damage found.

  • Cracked, cupped or curling shingles
  • After heavy granule loss, you may see exposed asphalt or felt where the surface once looked covered.
  • Missing, loose or cracked tabs or tiles
  • Soft spots in the decking
  • Stains from leaks, whether in your attic or on the ceilings under the roof

Wind mitigation uses its own form. Palmetto Bay is in Miami-Dade, one of the two High Velocity Hurricane Zone counties, so the inspector checks attic items you cannot see: deck nailing, roof-to-wall connectors and any sealed roof deck. The current form stays valid up to five years if nothing material changes.

Timing

When to order an inspection in Palmetto Bay

Get one ahead of a purchase or sale, once your insurer sends a roof-age letter, or following a storm. Hurricane Andrew in 1992 hit the area just west of Biscayne Bay hard, and Irma in 2017 left about 1,000 Miami-Dade homes with major damage.

Deadlines apply after a storm. A new or reopened claim must reach your insurer within 1 year of the date of loss, and a supplemental claim within 18 months. Read your policy and call your insurer or agent about coverage. Roofers cannot advise on it under Fla. Stat. 489.147.

If a repair follows, check permit requirements with the Village of Palmetto Bay building office. The 25 percent rule can turn a repair into a full replacement unless the roof was built or replaced under the 2007 Florida Building Code or later.

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Questions

Roof inspections in Palmetto Bay: questions

Does my insurer have to renew my policy if my roof is over 15 years old?

Not automatically, though age by itself is a limited basis for that decision. Under Fla. Stat. 627.7011(5), the insurer must let you have an authorized inspector check a roof 15 years or older, at your expense. Should the inspection find 5 or more years of useful life remaining, your insurer may not refuse or non-renew you on age alone. In Palmetto Bay, 63.8 percent of homes predate 1980, so this comes up often. Ask your insurer or agent how it handles the inspection.

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 inspections

Who can perform a roof inspection for my insurer?

Your insurer must accept the inspector, who can be a licensed home inspector, a building code inspector, a licensed general, building, residential or roofing contractor, a professional engineer, an architect, or anyone the insurer recognizes as qualified. Citizens accepts its roof form only from a contractor, building code inspector or Florida-licensed home inspector, with photos of each slope. With 15.5 percent of Palmetto Bay residents 65 or older, many owners prefer to confirm the inspector's credentials with their insurer first.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

What does the roof section of the 4-point inspection record?

The form lists the covering material, the roof's age, its remaining useful life, the date of the most recent roofing permit, whether the replacement was full or partial along with the percentage replaced, and the overall condition. For properties more than 20 years old, Citizens asks for this form. With a median build year of 1976 in Palmetto Bay, many homes here fall past that age line. You can submit photos of every roof slope in place of the separate roof inspection form.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

How long is a wind mitigation inspection good for in Miami-Dade?

Up to five years of validity applies to the current form, OIR-B1-1802 (Rev. 04/26), provided the structure has had no material changes and no inaccuracies turn up. Miami-Dade County is in the High Velocity Hurricane Zone, so the form is graded on that basis. Your insurer or agent can explain how it uses the form on your policy.

Source: 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

Related: Roof inspections

Nearby

Roof inspections near Palmetto Bay

Sources for this page(30)
  1. 1.Median year homes were built: 1976. 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.Owner-occupied share of occupied homes: 78.2% (6,376 of 8,150). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, 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.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.
  5. 5.Wikipedia, 'Palmetto Bay, Florida' (revision 1377349077). Read Oct 5, 2026.
  6. 6.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
  7. 7.Permit office: Village of Palmetto Bay - Building Permits. Village of Palmetto Bay - Building Permits. Read Oct 10, 2026.
  8. 8.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.
  9. 9.Share of homes built before 1980: 63.8%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  10. 10.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  11. 11.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.
  12. 12.Residents 65 and older: 15.5%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API. Read Oct 5, 2026.
  13. 13.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  14. 14.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  15. 15.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  16. 16.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  17. 17.Insp4pt 03 25. Read Oct 4, 2026.
  18. 18.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  19. 19.OIR form. Read Oct 4, 2026.
  20. 20.Florida Statutes, section 627.70132 (2026). Read Oct 4, 2026.
  21. 21.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  22. 22.2023 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).
  23. 23.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  24. 24.Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (Rev. 04/26). Read Oct 4, 2026.
  25. 25.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  26. 26.Village of Palmetto Bay - Building Permits, Village of Palmetto Bay. Read Oct 5, 2026.
  27. 27.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  28. 28.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  29. 29.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  30. 30.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Palmetto Bay 2020 Census internal point (25.6217, -80.3189), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.

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Roof inspections in Palmetto Bay

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