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Inspections ยท Miami-Dade County

Roof inspections in Miami-Dade County, FL

Only 11.4% of Miami-Dade County's homes were built in 2010 or later, so most original roofs here would now be at or past the 15-year mark in Florida's roof-age law. A roof inspection in Miami-Dade documents the age, condition and wind features insurers ask about on the 4-point, roof condition and wind mitigation forms.

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High-Velocity Hurricane Zone

Updated October 2026

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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: Downtown Miami photo (version 2) Don Ramey Logan by Don Ramey Logan, CC BY 4.0, cropped

Roof inspections in Miami-Dade, in short

Florida insurers may not refuse or drop a homeowner's policy just because a roof is under 15 years old, and for an older roof an authorized inspection showing 5 or more years of life left blocks a refusal based on age alone. Citizens sets its own 25- and 50-year lines by roof type. Miami-Dade homes are graded in the wind form's HVHZ category.

Sources for this answer

Miami-Dade County figures

The Miami-Dade County numbers behind this page

Share of homes built 2010 or later
11.4%
Median year homes were built
1980
Seasonal, recreational or occasional-use homes (share of all units)
4.6%
Residents 65 and older
16.9%

Roof age

How old is your roof, really?

For insurance, the clock starts at the last date 100% of the roof's surface was built or replaced, not the year the house was built (Fla. Stat. 627.7011(5)(d)). In a county where the median home dates to 1980, a house can carry a roof of almost any age, so the permit record of the last full re-roof is the number to find.

Citizens Property Insurance draws its lines by material: shingle and other soft roofs older than 25 years, and tile, slate, clay, concrete or metal roofs older than 50, need documentation of at least five years of remaining useful life.

The forms

What the 4-point roof section records

Citizens requires a 4-point inspection (electrical, plumbing, HVAC and roof) for applications on homes more than 20 years old, which takes in most of Miami-Dade's housing. Its roof section records:

  • covering material, roof age and remaining useful life;
  • the date of the last roofing permit and update, whether it was a full or partial replacement, and the percentage replaced;
  • overall condition, with damage such as cracking, curling, granule loss, exposed felt, missing or cracked tabs or tiles, soft decking and visible leaks.

With photos of each roof slope, that section can take the place of Citizens' separate Roof Inspection Form.

Wind mitigation

The wind mitigation form inside the HVHZ

The state's wind mitigation form, OIR-B1-1802 (Rev. 04/26), took effect April 1, 2026. It sorts homes by design wind speed into the HVHZ, Region 1, Region 2 or Region 3, and every Miami-Dade address belongs in the first. Its building code question also carries an HVHZ-only choice, SFBC-94, beside the 2001/2004 and 2007-and-later Florida Building Code options.

The rest of the form looks at the roof covering and its Florida or Miami-Dade approval, roof deck attachment, roof-to-wall connections, roof shape, secondary water resistance and opening protection. A completed form is valid for up to five years unless the structure changes materially or the form is found inaccurate.

Timing

Timing a roof check around the season

4.6% of the county's homes are seasonal or occasional homes, and 16.9% of residents are 65 or older. If you are away for part of the year, a check before hurricane season opens on June 1 and another after it closes on November 30 bracket the riskiest months.

Miami-Dade's building recertification, due at 30 years and every 10 years after, is a separate county program; insurers still ask for their own forms.

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Inspections

Roof inspections by town in Miami-Dade County

Roof cost estimator

See a ballpark for your roof

Answer a few questions about your roof and see a ballpark built from published Florida cost data, then get your written estimate.

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Ranges come from published Florida cost guides. They are not South Fork Roofing's prices.

Questions

Roof inspections in Miami-Dade County: questions

What is the 15-year roof rule in Florida?

It is Fla. Stat. 627.7011(5). Under it, a roof younger than 15 years cannot by itself be the reason an insurer refuses to write or renew a homeowner's policy. Once a roof reaches 15 years, the insurer must let you have an authorized inspector check it at your expense before requiring replacement, and it may not refuse or non-renew for age alone if the inspection shows 5 or more years of useful life. The rule covers policies issued or renewed on or after July 1, 2022; Senate staff note it does not reach mobile home policies, and mobile homes are 1.3% of Miami-Dade's housing.

Source: Fla. Stat. 627.7011(5).

Related: Roof inspections

What will fail the roof part of a 4-point inspection?

The roof section of Citizens' 4-point form lists the damage an inspector must note: cracking, cupping or curling, excessive granule loss, exposed asphalt or felt, missing, loose or cracked tabs or tiles, soft spots in the decking, visible hail damage, and visible leaks in the attic or on ceilings. Remaining useful life and the last roofing permit date are recorded too. In a county with a 1980 median build year, look up that permit date with your city or Miami-Dade RER before the visit.

Source: Citizens 4-Point Inspection Form.

Related: Roof repair

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

Up to five years. The current form, OIR-B1-1802 (Rev. 04/26), stays valid for five years as long as no material change is made to the structure and no inaccuracy is found. A re-roof changes several answers on it, including the covering's approval, deck attachment and secondary water resistance, so ask your agent whether a new report makes sense after one. All 1,900 square miles of Miami-Dade fall in the form's HVHZ category.

Source: OIR-B1-1802 (Rev. 04/26).

Related: Roof inspections

Is Miami-Dade's building recertification the same as a roof inspection?

No. The recertification program, in place since 1975 and amended June 1, 2022, is a county building-safety review that falls due at 30 years and every 10 years after. The 4-point, Citizens' roof form and the wind mitigation report are insurance documents with their own questions, signed by the kinds of inspectors each form lists. A condominium building three stories or taller can face recertification, the state's milestone inspection and its insurer's forms.

Source: Miami-Dade County, Recertification.

Related

Miami-Dade County

More in Miami-Dade County

Sources for this page(48)
  1. 1.Share of homes built 2010 or later: 11.4%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  2. 2.Median year homes were built: 1980. 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.Seasonal, recreational or occasional-use homes (share of all units): 4.6%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25004, via Census Reporter API. Read Oct 5, 2026.
  4. 4.Residents 65 and older: 16.9%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API. Read Oct 5, 2026.
  5. 5.Mobile homes, share of housing units: 1.3%. 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.Land area: 1,900 sq mi. U.S. Census Bureau, 2020 Census counts (POP100, HU100) via TIGERweb tigerWMS_Census2020 layer 82 (Counties). Read Oct 5, 2026.
  7. 7.NOAA National Hurricane Center, Tropical Cyclone Climatology. Read Oct 5, 2026.
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  9. 9.Miami-Dade County, Recertification. Read Oct 5, 2026.
  10. 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 5, 2026.
  11. 11.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  12. 12.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
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  14. 14.Insp4pt 03 25. Read Oct 4, 2026.
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  17. 17.OIR form. Read Oct 4, 2026.
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  28. 28.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026. Describes Miami Springs only.
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  31. 31.Wikipedia, 'Bal Harbour, Florida' (revision 1375200056). Read Oct 5, 2026. Describes Bal Harbour only.
  32. 32.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026. Describes Bal Harbour only.
  33. 33.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25004, via Census Reporter API. Read Oct 5, 2026. Describes Aventura only.
  34. 34.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25004, via Census Reporter API. Read Oct 5, 2026. Describes Surfside only.
  35. 35.Wikipedia, 'Miami Beach, Florida' (revision 1376428064). Read Oct 5, 2026. Describes Miami Beach only.
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  38. 38.Wikipedia, 'Doral, Florida' (revision 1378436857). Read Oct 5, 2026. Describes Doral only.
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  45. 45.Wikipedia, 'Palmetto Bay, Florida' (revision 1377349077). Read Oct 5, 2026. Describes Palmetto Bay only.
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Roof inspections in Miami-Dade County

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