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Inspections ยท Richmond West

Roof inspections in Richmond West, FL

Mobile homes are 0.3 percent of housing units in Richmond West, so almost every roof here is on a site-built house. Median build year is 1996. Many original roofs are likely well past 15 years, which is the age where insurer rules start to matter.

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Updated October 2026

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.

Richmond West figures this page uses

Median year homes were built
1996
Share of homes built before 1980
4.3%
Mobile homes, share of housing units
0.3%
Owner-occupied share of occupied homes
83.8%

Housing age

Why roof age matters in Richmond West

The median Richmond West home went up in 1996, newer than the Miami-Dade County median of 1980. That suggests many original roofs here are now 25 to 30 years old or more, unless they were replaced after storms.

Only 4.3 percent of homes here predate 1980, so very old roofs are rare. Most local roofs sit in the middle range where an inspection can settle whether the roof has useful life left.

Florida law protects a homeowner whose roof has reached 15 years. You have the right to bring in an authorized inspector at your own cost, and your insurer has to allow it. If that inspector finds 5 or more years of useful life, the insurer may not drop or non-renew you for roof age alone. A roof under 15 years cannot be the sole reason for refusal either (Fla. Stat. 627.7011(5)).

Inspection scope

What an inspection checks and who can sign

The 4-point form's roof section asks for the covering material, the roof's age, its remaining useful life and the date of the last roofing permit. It also notes whether the replacement was full or partial. The damage list covers cracking, curling, granule loss, exposed felt, loose tabs or tiles, soft decking and visible leaks.

Citizens sets its documentation line at 25 years for shingle and 50 years for tile, metal and other hard roofs. A 1996 shingle roof here is close to that first line, since a median-age home is about 30 years old by our arithmetic from the 1996 build year and 2026.

An authorized inspector can be a licensed home inspector, a building code inspector, a licensed roofing or general contractor, an engineer or an architect, and your insurer must accept the person. Ask your insurer or agent who qualifies for your policy.

Timing

When to order a roof inspection

Schedule one before closing on a purchase or listing a sale, after any insurer letter about roof age, or following a storm. Hurricane Irma in 2017 left about 1,000 Miami-Dade homes with major damage, and a dated record of the roof afterward is useful.

A repair or replacement needs a permit from Miami-Dade County Regulatory and Economic Resources. The county sits in the High Velocity Hurricane Zone, so the 25 percent rule applies: repairing more than 25 percent of a roof in 12 months can require replacing the whole covering, unless the roof was built or repaired to the 2007 Florida Building Code or later. Confirm details with the county building office.

Fla. Stat. 489.147 bars a roofer from giving you anything of value in exchange for an inspection, and from advising you about your coverage. Take policy questions to your insurer before you sign a contract.

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Questions

Roof inspections in Richmond West: questions

Is my Richmond West roof old enough for my insurer to ask about it?

Possibly. The median home here was built in 1996, and many original roofs are likely past 15 years. For a roof that old, Fla. Stat. 627.7011(5) lets you hire an authorized inspector at your own expense. A result showing 5 or more years of useful life limits the insurer's ability to refuse or non-renew you for age alone. For how this plays out under your particular policy, ask your insurer or your agent.

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

What is the 25% roof rule in Florida?

The rule caps repairs at 25 percent of the roof area in any 12-month period, unless the whole roof covering is replaced. Exception: a roof built or repaired to the 2007 Florida Building Code or later needs only the repaired part to meet current code. Miami-Dade County is in the High Velocity Hurricane Zone, where the same wording applies. Confirm with Miami-Dade County Regulatory and Economic Resources before you start.

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

Does a mobile home in Richmond West follow the same roof rules?

Mobile homes are only 0.3 percent of housing units here, and 83.6 percent of homes are single-family detached. The statute's 15-year inspection protection applies to policies issued or renewed on or after July 1, 2022, and Senate staff read it as leaving out mobile home policies. Ask your insurer which roof documents it wants for a mobile home policy.

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 inspections

Who can sign my roof inspection for an insurer?

Your insurer must accept the inspector. Allowed professions include a licensed home inspector, a building code inspector, a licensed general, building or roofing contractor, a professional engineer or an architect. For the Citizens roof form, the signer must be a contractor, a building code inspector or a Florida-licensed home inspector, with photos of each roof slope. With 83.8 percent of Richmond West homes owner-occupied, most owners here choose the inspector themselves.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

Nearby

Roof inspections near Richmond West

Sources for this page(32)
  1. 1.Median year homes were built: 1996. 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.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, 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.Wikipedia, 'Richmond West, Florida' (revision 1374799534). 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.Share of homes built before 1980: 4.3%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  7. 7.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). 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.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. 10.Mobile homes, share of housing units: 0.3%. 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.Owner-occupied share of occupied homes: 83.8% (8,898 of 10,617). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
  12. 12.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  13. 13.Insp4pt 03 25. Read Oct 4, 2026.
  14. 14.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  15. 15.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  16. 16.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  17. 17.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  18. 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. 19.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  20. 20.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API, U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  21. 21.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  22. 22.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
  23. 23.Fla. Stat. 489.147-, Florida Legislature. Read Oct 4, 2026.
  24. 24.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  25. 25.miamidade.gov, miamidade.gov. Read Oct 5, 2026.
  26. 26.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  27. 27.Florida Building Commission, Florida Building Commission. Read Oct 5, 2026.
  28. 28.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. 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 intensity estimates at the Richmond West 2020 Census internal point (25.6093, -80.4296), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  31. 31.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Richmond West 2020 Census internal point (25.6093, -80.4296), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  32. 32.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.

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Roof inspections in Richmond West

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