Miami-Dade County ยท Census-designated place
Roofing in Pinewood, Florida
The median home in Pinewood was built in 1963, which is far older than the county median of 1980. If your roof has been on since then, expect aged materials and an insurer that will look closely at its age. What that means for your roof, your permit and your next step follows.
Updated October 2026
Roof age here
Pinewood roof age and what it suggests
Of the 5,952 housing units in Pinewood, 76.1 percent were built before 1980. That share is far above the 49.6 percent seen across Miami-Dade County. Roughly three of every four homes here are older than most modern roofing standards.
Only 4.4 percent of homes here were built in 2010 or later, compared with 11.4 percent countywide. That suggests many original roofs are likely past 25 years old, and some may be near 50.
Citizens Property Insurance asks for documentation of at least five years of remaining useful life on roofs older than 25 years if they are soft, such as shingle, and older than 50 years if they are hard, such as tile or metal. Check with your insurer or agent before you assume your roof qualifies.
Permits and code
Permits, reroofing and the 25 percent rule in Pinewood
Pinewood is unincorporated, so the Miami-Dade County Regulatory and Economic Resources building office issues roof permits here. Ask that office for the current requirements before any work is scheduled.
Any single 12-month window allows work on no more than 25 percent of an existing roof, whether through repair, replacement or recovery, unless the full roof covering gets replaced. Pinewood's older housing stock makes this limit a common question for owners of original roofs.
Miami-Dade is one of two counties in the High Velocity Hurricane Zone, so stronger wind provisions apply to roofing work here. Miami-Dade Notice of Acceptance numbers are the county's own approval, and you can ask to see the full NOA at the job site.
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.
Storm and rain
How weather such as storms and rainfall impacts a roof in Pinewood
The hurricane season runs June 1 to November 30, and most activity falls between mid-August and mid-October. Hurricane Irma in 2017 caused major damage to about 1,000 homes across Miami-Dade County, so keep this window in mind when you plan roof work.
At Miami International Airport, 76.6 percent of normal annual rain falls from May through October, and June is the wettest month. For a 10-year storm, a 1-hour rain here falls at 3.4 inches an hour, and a 24-hour total reaches 8.52 inches.
Local record
On record for Pinewood
- Housing mix: 43.3% single-family detached and 25.4% in buildings with 10+ units.
Services
Roofing services in Pinewood
- Roof replacementTear-off, deck, code items and the two inspections.Re-roofs in Pinewood
- Roof repairLeaks, lifted shingles, cracked tile and flashing.Repairs in Pinewood
- Roof inspectionsRoof age, condition and what an insurer asks about.Inspections in Pinewood
- Commercial roofingLow-slope systems, drainage and the code for buildings.Commercial roofs in Pinewood
- New construction roofingDry-in, the sheathing inspection and the code edition.New construction in Pinewood
- GuttersSizing for Florida rain, downspouts and fascia.Gutters in Pinewood
Questions
Pinewood roofing questions
What is the 25% roof rule in Florida?
Under the 25 percent rule, you may only repair or replace a set share of your existing roof in a given year before the whole roof must meet current code. No more than 25 percent of the roof area can be worked on in that window unless the entire roof covering is replaced. In Pinewood, where 76.1 percent of homes were built before 1980, this rule will often apply to older roofs. Ask the Miami-Dade County building office how it applies to your roof before you schedule work.
Source: 2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), read Oct 5, 2026
What type of roof lasts 25 years in Florida?
Insurance rules treat roofs older than 25 years differently depending on material. Citizens Property Insurance asks for documentation of five years of remaining life on roofs older than 25 years if they are soft, such as shingle, and older than 50 years if they are hard, such as tile or metal. Your insurer or agent can tell you which category your roof falls into. In Pinewood, the median home was built in 1963, so many roofs here may already fall under those rules.
Source: Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), read Oct 4, 2026
Who issues roof permits in Pinewood?
Pinewood is a census-designated place in unincorporated Miami-Dade County, so the county building office issues permits here. The office is Miami-Dade County Regulatory and Economic Resources, Building and Permits. Check with that office for up-to-date rules before you begin the job. Permits here must also be started and kept active within the 6-month and 180-day limits set by the Florida Building Code.
Source: Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, read Oct 5, 2026
Does Pinewood have many mobile homes?
Mobile homes make up 6.3 percent of housing units in Pinewood, based on the American Community Survey. The share is small, but it is meaningful for roof work.
Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API, read Oct 5, 2026
What is the new law in Florida about roofs?
The Ninth Edition of the Florida Building Code takes effect on December 31, 2026, and it governs any permit filed on that date or later. The Eighth Edition, which took effect December 31, 2023, applies until then. If you plan roof work in Pinewood near the end of 2026, check with the county office which edition applies to your permit.
Source: Miami-Dade County RER notice, read Oct 5, 2026
Miami-Dade County
More in Miami-Dade County
Sources for this page(26)
- 1.Housing units (ACS 5-year): 5,952. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25001, via Census Reporter API. Read Oct 5, 2026.
- 2.Share of homes built before 1980: 76.1%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
- 3.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 B25035, via Census Reporter API. Read Oct 5, 2026.
- 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.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.Share of homes built 2010 or later: 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.
- 8.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.
- 9.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.
- 10.NOAA National Hurricane Center, Tropical Cyclone Climatology. Read Oct 5, 2026.
- 11.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
- 12.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service). Read Oct 5, 2026.
- 13.Median year homes were built: 1963. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
- 14.Mobile homes, share of housing units: 6.3%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
- 15.People (2020 Census): 17,246. U.S. Census Bureau, 2020 Census counts (POP100, HU100) via TIGERweb tigerWMS_Census2020 layer 28 (Census Designated Places). Read Oct 5, 2026.
- 16.Owner-occupied share of occupied homes: 40.4% (2,259 of 5,596). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
- 17.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
- 18.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
- 19.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
- 20.miamidade.gov, miamidade.gov. Read Oct 5, 2026.
- 21.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
- 22.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
- 23.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Pinewood 2020 Census internal point (25.8694, -80.2171), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
- 24.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Pinewood 2020 Census internal point (25.8694, -80.2171), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
- 25.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
- 26.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
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