Roof inspections in South Miami Heights, FL

When an insurer requests the inspection, the inspector works through the forms. On the 4-point form, the roof section logs the roofing material, the age of the roof, its remaining useful life, the date of the most recent roofing permit, whether the last replacement was full or partial, and the overall condition. For properties over 20 years old, Citizens calls for that 4-point inspection.

• Cracking, curling or cupping of shingles or tiles
• Granule loss, exposed asphalt or exposed felt
• Missing, loose or cracked tabs or tiles
• Soft spots in the decking
• Water showing up in the attic or on ceilings inside the home

Citizens asks for documented proof of at least five years of remaining life on shingle roofs older than 25 years and on hard roofs such as tile or metal older than 50 years. A separate wind mitigation inspection looks at attic items you cannot see, such as roof-deck nailing and roof-to-wall connections. Miami-Dade County sits in the High Velocity Hurricane Zone, so that form uses the HVHZ category.

Order one before you buy or sell. About 62.1 percent of occupied homes here are owner-occupied, and 65.2 percent of homes are single-family detached, so most sales involve one roof with one owner's history. A report with photos of each slope gives both sides something concrete to read.

Order one when your insurer sends a letter about roof age, or before a renewal date you are worried about. After a storm, note that a new or reopened claim must reach your insurer within 1 year of the loss, and a supplemental claim within 18 months. A roofer may inspect and report on condition, but cannot advise on coverage or promise a claim result under Fla. Stat. 489.147. If you wonder what your policy covers, take the question to your insurer or agent.

If the inspection leads to repairs, the permit goes through Miami-Dade County Regulatory and Economic Resources, since South Miami Heights is unincorporated. Before work begins, check the current permit steps with that office.