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Re-roofs ยท Miami-Dade County

Roof replacement in Miami-Dade County, FL

The median Miami-Dade home was built in 1980, long before Florida's first statewide building code took effect in 2002, so roof replacement in Miami-Dade County usually means bringing an older house's roof up to High Velocity Hurricane Zone rules. Plan on an HVHZ permit, product approvals for every component, and a deck that must meet today's fastening rules.

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High-Velocity Hurricane Zone

Updated October 2026

Drone view of a single-story home mid re-roof: part of the roof stripped to white synthetic underlayment, the rest still in gray shingles, a dump trailer of debris and a pickup in the driveway.

Re-roofing in Miami-Dade, in short

Every re-roof needs a permit, from your city's building office or from Miami-Dade RER, filed on the county's Uniform Roofing Permit Application with the HVHZ form for your roof system. Each component needs a product approval. If the roof you have predates the 2007 Florida Building Code, repairing more than 25% of it in a year means the whole roof or section must be replaced or recovered.

Sources for this answer

Miami-Dade County figures

The Miami-Dade County numbers behind this page

Median year homes were built
1980
Share of homes built before 1980
49.6%
Share of homes built 2010 or later
11.4%
Incorporated municipalities
34

Your house

A 1980 house under a new HVHZ roof

49.6% of Miami-Dade's homes were built before 1980 and only 11.4% in 2010 or later. On a house that old, the tear-off is where the surprises are: deck boards, nail spacing and earlier repairs can all date from older rules.

The HVHZ reroofing section is blunt about it. A new roof system may not be installed over sheathing that is not fastened to the current code, or that is water soaked or deteriorated (FBC-B 1521.5). Expect the deck to be checked and brought up to the fastening rule before the new covering goes on, and expect that work to appear in the scope.

Florida's definitions help when you read an estimate. A roof replacement means removing the existing covering, repairing damaged substrate and installing a new covering; a roof recover goes over the old covering without removing it. Compare bids that describe the same job.

Permits

What goes into a Miami-Dade re-roof permit

Miami-Dade's Roofing Permits page requires the Uniform Roofing Permit Application for every roofing permit. Under FBC-B 1512.3 the packet carries:

  • the HVHZ roof form for the system going on: built-up, single-ply, shingle, wood shingle or shake, or metal;
  • the county's ridge ventilation calculation form;
  • the Owners Notification for Roofing Considerations, a notice written for you as the owner;
  • fire directory pages, the product approval for each component, and the detail drawings that apply.

The code has the contractor complete and execute the application (FBC-B 1512.3.1). The office it goes to is your city's building department inside the 34 municipalities, or RER everywhere else. Before the tear-off starts, ask to see the issued permit and read the owner's notice.

Products

Shingle, tile or metal: approvals for every layer

Roofing is one of the product categories Florida law requires to carry statewide approval (Fla. Stat. 553.842(5)), and in Miami-Dade the Product Control Section also issues Notices of Acceptance. An NOA states where it may be used, expires on a printed date, and must be available in full at the job site if the building official asks for it.

When you compare bids, ask for the approval number of the covering and the underlayment, and check that neither approval expires before your permit is issued.

Inspections

Inspections and the permit clock

Florida's required inspections for a re-roof include a sheathing inspection of the deck and its fasteners, done at dry-in or on its own, and a roofing inspection that covers dry-in, insulation, the roof covering and flashing (FBC-B 110.3).

The permit also runs on a clock. It becomes invalid if work does not start within 6 months of issue or stops for 6 months, and work counts as active when the permit has passed an inspection within 180 days (FBC-B 105.4).

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Re-roofs

Roof replacement by town in Miami-Dade County

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Questions

Roof replacement in Miami-Dade County: questions

Do I need a permit to replace my roof in Miami-Dade?

Yes. The HVHZ section of the Florida Building Code requires permits for all work connected with applying, repairing or maintaining any roofing component (FBC-B 1512.3), and a full replacement is the plainest case. Inside one of Miami-Dade's 34 municipalities, the city, town or village building office issues it; in unincorporated areas such as Kendall or Country Walk, Miami-Dade RER does. Either way it is filed on the county's Uniform Roofing Permit Application.

Source: FBC-Building 2023, 1512.3.

Related: Roof replacement

What is the 25% roof rule in Miami-Dade?

It caps patching. No more than 25% of a roof or roof section may be repaired, replaced or recovered in a 12-month period unless the whole roof or section is redone, and the HVHZ version (FBC-B 1521.4) carries the same words as the statewide rule. The exception covers roofs built, repaired or replaced under the 2007 Florida Building Code or later: only the new work must meet current code, and no local ordinance may change that (Fla. Stat. 553.844(5)). In a county whose median house dates to 1980, the date of your last full re-roof decides which side you are on.

Source: Fla. Stat. 553.844(5).

How do I check that my new roof's products are approved for Miami-Dade?

Get the approval number for each component from your contractor and look it up. Florida's product approval search finds a product by its FL number, manufacturer or code version, and Miami-Dade's Product Control Section issues the county's NOAs. Check the expiration date, since an NOA is not valid after it, and confirm the numbers match the ones listed on your HVHZ permit application.

Source: Florida Building Commission product approval search.

Does a new roof have to meet the 2026 code in Miami-Dade?

Only if your permit application is submitted on or after December 31, 2026. Miami-Dade RER's notice says the Ninth Edition of the Florida Building Code takes effect that day and that every application and plan submitted from then on must comply with it; an application filed earlier goes under the 2023 Eighth Edition. For a re-roof on one of the county's pre-1980 houses, either edition means HVHZ rules.

Source: Miami-Dade RER, Ninth Edition notice.

Related

Miami-Dade County

More in Miami-Dade County

Sources for this page(47)
  1. 1.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.
  2. 2.Share of homes built before 1980: 49.6%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  3. 3.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.
  4. 4.Incorporated municipalities: 34. Wikipedia, 'List of municipalities in Florida' (cross-checked against Census 2020 TIGER incorporated places). Read Oct 5, 2026.
  5. 5.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.
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  47. 47.Wikipedia, 'Country Walk, Florida' (revision 1374299913). Read Oct 5, 2026. Describes Country Walk only.

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Roof replacement in Miami-Dade County

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