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Repairs ยท Pinewood

Roof repair in Pinewood, FL

Mobile homes are 6.3 percent of Pinewood's housing units, and their roofs follow different rules from the site-built homes around them. Everything else here is roof repair under Miami-Dade County permitting and the High Velocity Hurricane Zone code. Know which kind of roof you have before you call anyone.

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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 Pinewood roofs fail in a storm

Irma in 2017 put a 74-kt gust on record at Opa-locka Airport, and Eta in 2020 dropped 13.40 inches of rain on North Miami. Wind lifts coverings. Rain then finds the openings. FEMA field teams called wind damage to roof coverings a primary source of water intrusion.

About 76.1% of Pinewood's housing units were built before 1980, against 49.6% countywide. That is a gap of 26.5 points. Many of these roofs have seen decades of patching, so check flashing first: wall and roof joints, vent pipes, chimneys and changes of slope are where leaks usually start.

Ridge vents and soffits deserve a look too. In one house FEMA inspected, the only roof damage was missing ridge shingles and ridge vent, yet ceilings inside had collapsed. Soffits have performed poorly in hurricanes, and a failed one often lets in a lot of water.

Repair vs. replace

Repair or replace under the 25% rule

Under Florida's rule, no more than 25 percent of a roof or roof section may be patched within any 12-month period. Go past that and the whole roof section must be replaced or recovered, unless the roof was built, repaired or replaced to the 2007 Florida Building Code or later. In those cases, the portion being repaired is the only part that has to meet current code.

Miami-Dade sits in the High Velocity Hurricane Zone, so repairs must use components with a product approval and must not add ponding water. A recover is barred where the existing roof is water soaked or already has two or more coverings. For those roofs, the work means stripping everything down to the deck.

Because Pinewood is unincorporated, roof permits come from the county building office. In the High Velocity Hurricane Zone, any repair or maintenance of a roofing component needs a permit application signed by the roofing contractor. Confirm current requirements with Miami-Dade Regulatory and Economic Resources.

After the storm

What to do safely after a storm

Stay off the roof. From the ground, look for missing or cracked tabs, exposed felt and heavy granule loss. Inside, check the attic for visible leaks. Photograph what you see and tarp or dry only what you can reach safely.

A new property claim has to be reported to your insurer within 1 year of the loss. A contractor may not urge you to file a claim, offer anything of value for an inspection, or advise on coverage. What your policy covers is a question for your insurer or agent, who can answer it directly.

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Questions

Roof repair in Pinewood: questions

What is the 25% roof rule in Florida?

Under Florida Building Code section 1511.1.1, no more than 25 percent of a roof or roof section may be repaired, replaced or recovered in 12 months unless the whole roof section is redone. The exception applies to a roof built, repaired or replaced to the 2007 code or later. Pinewood sits in Miami-Dade's High Velocity Hurricane Zone, where the same wording appears in section 1521.4. Ask the county building office how it applies to your roof.

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 repair

Do mobile homes in Pinewood follow the same roof code?

Mobile homes are 6.3 percent of Pinewood's housing units, and they follow the HUD code, not the Florida Building Code's site-built rules. The 25 percent rule and the 2007 exception are written for buildings under the Florida Building Code. Confirm with the county building office which rules cover a mobile home roof before any repair.

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 small roof repair in Pinewood need a permit?

Inside the High Velocity Hurricane Zone, any work on a roofing component needs a permit, repair and maintenance included. The application only counts once a licensed contractor has filled it out and signed it. Since Pinewood is unincorporated, the permit comes from Miami-Dade County Regulatory and Economic Resources. Confirm the current rules with that office before work starts.

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

Related: Roof repair

How old is too old for my roof to be insured?

A homeowner's policy cannot be denied or left unrenewed by an insurer solely on the ground that the roof is under 15 years old. Once a roof reaches 15 years or more, you may pay an authorized inspector to examine it. The insurer may not refuse or non-renew solely for age if the inspection shows 5 or more years of life left. About 76.1% of Pinewood homes predate 1980, so ask your insurer how this applies.

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 Pinewood

Sources for this page(31)
  1. 1.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
  2. 2.Tropical Storm Eta (2020). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta (AL292020). Read Oct 5, 2026.
  3. 3.Hurricane Isaias (2020). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Isaias (AL092020). Read Oct 5, 2026.
  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.
  5. 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. 6.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 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.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. 9.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.
  10. 10.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  11. 11.FEMA FL-RA2. Read Oct 5, 2026.
  12. 12.FBCR Ch. 9. Read Oct 4, 2026.
  13. 13.2023 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).
  14. 14.Florida Statutes, section 553.844 (2026). Read Oct 5, 2026.
  15. 15.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  16. 16.Florida Statutes, section 627.70132 (2026). Read Oct 4, 2026.
  17. 17.Florida Statutes, section 627.7011 (2026). Read Oct 5, 2026.
  18. 18.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  19. 19.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta (AL292020), NOAA National Hurricane Center. Read Oct 5, 2026.
  20. 20.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Isaias (AL092020), NOAA National Hurricane Center. Read Oct 5, 2026.
  21. 21.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
  22. 22.Fla. Stat. 489.147-, Florida Legislature. Read Oct 4, 2026.
  23. 23.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
  24. 24.miamidade.gov, miamidade.gov. Read Oct 5, 2026.
  25. 25.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  26. 26.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. 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 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.
  29. 29.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.
  30. 30.Miami-Dade County RER notice, Miami. 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.

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Roof repair in Pinewood

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