Inspections ยท Pinewood
Roof inspections in Pinewood, FL
About 15.8 percent of Pinewood residents are 65 or older, and many of them live in homes built before 1980. Roughly three in four local homes are that old, so an inspection here usually starts with how long the roof has been on and what it has left.
Updated October 2026
Pinewood figures this page uses
- Median year homes were built
- 1963
- Share of homes built before 1980
- 76.1%
- Owner-occupied share of occupied homes
- 40.4%
- Mobile homes, share of housing units
- 6.3%
Local housing
Why Pinewood roofs get inspected
The median Pinewood home was built in 1963, against 1980 for Miami-Dade County. Of local housing units, 76.1 percent predate 1980, compared with 49.6 percent countywide. That suggests many roofs here have been replaced at least once, and some are likely near the end of another cycle.
Only 40.4 percent of occupied homes are owner-occupied, by the Census count of 2,259 of 5,596. Renters and landlords both end up asking for roof reports, so a written inspection helps whoever holds the lease or the deed.
Mobile homes are 6.3 percent of units here. Their roofs follow HUD rules, and the insurer rule in the next section was written for other homes, so ask your insurer what it wants to see.
The 15-year rule
What Florida law and insurers ask about roof age
Under Fla. Stat. 627.7011(5), an insurer cannot refuse or decline to renew a homeowner's policy only because a roof is under 15 years old. After the 15-year mark, the statute lets a Pinewood homeowner pay an authorized inspector to check the roof. A report showing at least 5 years of useful life blocks a refusal or non-renewal based only on age.
An authorized inspector has to be on your insurer's list. The statute names licensed home inspectors, certified building code inspectors, licensed roofing and general contractors, engineers and architects.
The 4-point form has a roof section that records covering type, age, remaining life, the last permit date and the share replaced. Citizens asks for a 4-point on properties over 20 years old, and wants proof of five years of life left on shingle roofs past 25 years. With 76.1 percent of Pinewood homes built before 1980, many owners here may see that request. Your policy decides what applies, so read it or ask your agent.
Before you call
What an inspector looks at, and when to book one
Inspectors look for cracking, curling, heavy granule loss, exposed felt, loose or missing tiles or tabs, soft decking and leaks in the attic or on ceilings. For a wind mitigation form they also photograph attic items you cannot see, such as deck attachment and roof-to-wall connectors. Miami-Dade is in the High Velocity Hurricane Zone, so product approval and attachment details matter here.
- Buying or selling a home, so the roof's condition is documented
- A letter from your insurer about roof age
- After a storm, to record damage before any repair
- Before a repair, to learn whether the 25 percent rule applies
Roof permits in Pinewood come from the Miami-Dade County Regulatory and Economic Resources office, since Pinewood is unincorporated. Confirm permit history there if the 4-point form asks for it.
Questions
Roof inspections in Pinewood: questions
How do I know if my Pinewood roof is old enough to need an inspection?
Start with the date of the last roofing permit. In Pinewood the median home was built in 1963, and 76.1 percent of homes predate 1980, so many original roofs are long gone and the current one may be aging. Once a roof is 15 years old, Florida lets you hire an authorized inspector to document its remaining life. Ask your insurer when it wants a report.
Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API, read Oct 5, 2026
Can my insurer drop me because my roof is 15 years old?
Not for age alone if the inspection goes your way. Under Fla. Stat. 627.7011(5)(c), an insurer must let you have an authorized inspector check a roof 15 years or older at your expense. If the report shows 5 or more years of useful life, the insurer may not refuse or non-renew solely because of age. The question comes up often around here, since the median home in this area was built in 1963, which means many roofs have been replaced at least once and some are due again. Your own policy is the document that matters here, so contact your insurer or agent to ask about it.
Source: Florida Statutes, section 627.7011 (2026), read Oct 5, 2026
Does the 15-year rule apply to my mobile home?
The 15-year roof rule is in Fla. Stat. 627.7011(5), and it covers homeowner's policies; whether yours falls under it depends on the policy type, so ask your insurer. When your roof has reached 15 years or more, the insurer has to allow an authorized inspector to examine it, with you covering the cost. Provided that inspection shows 5 or more years of useful life remaining, the insurer may not decline or non-renew coverage on the basis of roof age alone. A roof that is under 15 years old cannot, taken alone, be the reason an insurer declines to issue or renew your policy. Pinewood's median home was built in 1963, so many roofs here have been replaced at least once and an inspection can matter. An authorized inspector can be a licensed home inspector, roofing contractor, engineer or architect that your insurer approves.
Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API, read Oct 5, 2026
Who can sign a roof inspection for my insurer?
It must be someone your insurer accepts. Under Fla. Stat. 627.7011(5)(a), that includes licensed home inspectors, certified building code inspectors, licensed roofing or general contractors, engineers and architects. In Pinewood, where 76.1 percent of homes predate 1980, many owners will need one of these reports. Confirm the name with your insurer first, and check a contractor's license before you sign.
Source: Florida Statutes, section 627.7011 (2026), read Oct 5, 2026
Sources for this page(28)
- 1.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.
- 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 B25035, via Census Reporter API. Read Oct 5, 2026.
- 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.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.
- 6.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
- 7.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.
- 8.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.
- 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.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.Residents 65 and older: 15.8%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API. Read Oct 5, 2026.
- 12.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
- 13.Insp4pt 03 25. Read Oct 4, 2026.
- 14.Citizens Property Insurance Corporation. Read Oct 4, 2026.
- 15.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
- 16.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
- 17.Citizens Property Insurance Corporation. Read Oct 5, 2026.
- 18.2023 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).
- 19.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. 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 Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
- 23.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
- 24.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
- 25.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.
- 26.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.
- 27.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
- 28.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
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Roof inspections in Pinewood
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