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Roofing in South Miami, Florida

The Cambridge Lawns Historic District in South Miami holds about 30 Tudor Revival and Mediterranean Revival homes completed in 1928, and the city recognized the district in 2005. If your home sits in or near that area, your roof work may need more review than a typical job. Most homes here are older still, so roof age and local rules matter for nearly every owner.

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Updated October 2026

Highway ramp curves toward glass and stone high-rise towers under a blue sky with clouds and palms.
Photo: Downtown Dadeland skyline from SR 826 ramp - from by Ivan Curra, CC BY-SA 3.0, cropped

At a glance

South Miami homes at a glance

People (2020 Census)
12,026
Median year homes were built
1969
Share of homes built before 1980
68.2%
Share of homes built 2010 or later
7.3%
Owner-occupied share of occupied homes
60.2%

Census figures; each one is listed in the sources at the end of this page.

Housing age

How old are South Miami roofs?

The median year homes were built in South Miami is 1969. Miami-Dade County as a whole has a median of 1980, so homes here run older than the county average. About 68 percent of homes were built before 1980.

Only about 7 percent of homes were built in 2010 or later. By that measure, a large share of the original roofs here are likely more than 25 years old. Florida insurers often ask for proof of remaining life on older roofs, so keep your installation records and permit history together.

Permits and review

Permits and historic review before you reroof

The City of South Miami Building Division handles roof permit applications. Confirm current requirements with that office before work begins, because permit rules change with each code edition.

The city has a Historic Preservation Board. If your home is in the Cambridge Lawns Historic District, ask the building office whether roof materials or visible changes need board review. Start that conversation before you choose a material.

Under the 25 percent rule, you may repair, replace or recover up to 25 percent of a roof in a 12-month span, and going beyond that requires replacing the whole roof system. Partial repairs can add up, so track what has been done each year.

Building permits

City of South Miami - Building Division

Official building page

Office names and links only. Fees, forms and timing change; check the official page.

Storms and rain

Storms and heavy rain in South Miami

Because Miami-Dade falls within the High Velocity Hurricane Zone, local roofs must meet the tougher hurricane standards South Florida put in place after Hurricane Andrew. The city itself was damaged by the 1926 Miami hurricane and again by Andrew in 1992.

Hurricane Irma in 2017 caused about 1,000 homes in Miami-Dade major damage. The Atlantic season runs June 1 to November 30, and most activity falls between mid-August and mid-October.

Rain is heavy here. Each year Miami International Airport records about 67.41 inches of rain, with 76.6 percent arriving between May and October. A 1-hour rain in a 10-year storm falls at 3.36 inches an hour, so check flashing and drainage before the wet season.

Local record

On record for South Miami

  • The Cambridge Lawns Historic District, about 30 Tudor Revival and Mediterranean Revival homes completed in 1928, was recognized by the city in 2005.
  • The city has a Historic Preservation Board.
  • Damaged by the 1926 Miami hurricane and again by Hurricane Andrew in 1992.

Services

Roofing services in South Miami

Questions

South Miami roofing questions

What is the 25% roof rule in Florida?

In any 12-month period, the 25 percent rule caps how much of an existing roof you can repair, replace or recover. No more than 25 percent of the roof area may be worked on in that span unless the entire roof system is replaced. When your roof was built or repaired under the 2007 Florida Building Code or afterward, only the portion you repaired needs to satisfy the current code. Confirm the details with the City of South Miami Building Division before you plan partial work.

Source: 2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), read Oct 5, 2026

Related: Roof replacement

Who issues roof permits in South Miami?

The City of South Miami Building Division handles roof permit applications. Ask the office whether your home falls under any local review, including the Historic Preservation Board, before you start work.

Source: City of South Miami - Building Division, read Oct 5, 2026

Related: Roof replacement

Does my South Miami home need historic review for a new roof?

The Cambridge Lawns Historic District has about 30 Tudor Revival and Mediterranean Revival homes completed in 1928, and the city recognized the district in 2005. If your home is in that district, ask the City of South Miami Building Division and its Historic Preservation Board whether a roof change needs review. Do not assume a standard permit covers it.

Source: Wikipedia, 'South Miami, Florida' (revision 1376768488), read Oct 5, 2026

Related: Roof replacement

How old are most roofs in South Miami?

The median year homes were built in South Miami is 1969, and about 68 percent of homes were built before 1980. Only about 7 percent were built in 2010 or later. That suggests many roofs are likely past 25 years old. Keep installation and permit records ready, since insurers may ask for proof of remaining life on older roofs.

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

How much rain does South Miami get?

Rainfall at Miami International Airport totals roughly 67.41 inches annually, and 76.6 percent of that comes between May and October. For a 10-year storm, a 1-hour rain falls at 3.36 inches an hour. Check your flashing and drainage before the wet season starts in May.

Source: NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), read Oct 5, 2026

Related: Roof repair

Nearby

Near South Miami

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Miami-Dade County

More in Miami-Dade County

Sources for this page(22)
  1. 1.Median year homes were built: 1969. 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.Share of homes built before 1980: 68.2%. 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.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.
  5. 5.Share of homes built 2010 or later: 7.3%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  6. 6.Permit office: City of South Miami - Building Division. City of South Miami - Building Division. Read Oct 10, 2026.
  7. 7.Official website: City of South Miami, Historic Preservation Board. Read Oct 5, 2026.
  8. 8.Wikipedia, 'South Miami, Florida' (revision 1376768488). Read Oct 5, 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.Year incorporated: 1926. Wikipedia, 'List of municipalities in Florida'. Read Oct 5, 2026.
  11. 11.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
  12. 12.NOAA National Hurricane Center, Tropical Cyclone Climatology. Read Oct 5, 2026.
  13. 13.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service). Read Oct 5, 2026.
  14. 14.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service). Read Oct 5, 2026.
  15. 15.People (2020 Census): 12,026. U.S. Census Bureau, 2020 Census counts (POP100, HU100) via TIGERweb tigerWMS_Census2020 layer 26 (Incorporated Places). Read Oct 5, 2026.
  16. 16.Owner-occupied share of occupied homes: 60.2% (2,833 of 4,704). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
  17. 17.City of South Miami - Building Division, City of South Miami. Read Oct 5, 2026.
  18. 18.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  19. 19.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  20. 20.Wikipedia, 'List of municipalities in Florida', Wikipedia. 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.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the South Miami 2020 Census internal point (25.7085, -80.2951), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.

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