Skip to content

Re-roofs ยท South Miami Heights

Roof replacement in South Miami Heights, FL

The median home in South Miami Heights was built in 1978, according to the Census Bureau's 2024 five-year estimates, with a margin of error of 2 years. Most owners here are likely to face a roof that has been on the house for decades. Before you re-roof, you need to know who issues the permit and what that permit sets in motion.

Request a quote407-242-2840

Updated October 2026

Drone view looking down on a gray-blend shingle roof with two front gables, a debris container and a pickup in the driveway beyond.

South Miami Heights figures this page uses

Owner-occupied share of occupied homes
62.1%
Share of homes built before 1980
53.6%
Share of homes built 2010 or later
5.5%
Median year homes were built
1978

Roof age here

What the 1978 housing age means for your roof

About 53.6 percent of homes here were built before 1980, and only 5.5 percent were built in 2010 or later. That suggests many original roofs in South Miami Heights are now well past 25 years. Owner-occupied homes make up 62.1 percent of occupied homes, so many of these roofs belong to people who live in them.

Of Florida's counties, only Miami-Dade and one other fall inside the High Velocity Hurricane Zone defined by the Florida Building Code. Any roof replacement in the county has to follow the stronger provisions that South Florida adopted after Hurricane Andrew. Your roofer should be able to show you the product approval for the materials on your roof.

Permit office

Who issues the re-roof permit in South Miami Heights

South Miami Heights is a census-designated place, not a city, so the county building office issues the permit. In this area that office is Miami-Dade County Regulatory and Economic Resources, Building and Permits. Check the county page before you file.

A roof permit must be recorded with a Notice of Commencement before the first inspection, or the owner may end up paying twice for the same work. If you don't begin the work within 6 months after the permit is issued, the permit is no longer valid.

Request a quote

Questions

Roof replacement in South Miami Heights: questions

What is the 25 percent roof rule in Florida?

The 25 percent rule says that not more than 25 percent of the total roof area can be repaired, replaced or recovered in any 12-month period unless the whole roof covering is replaced. If your roof was built, repaired or replaced to the 2007 Florida Building Code or later, only the repaired portion must meet the current code. No city or county can alter that exception through an ordinance of its own. Check the details with the Miami-Dade building office or your insurer.

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

Related: Roof replacement

Do homes in South Miami Heights need a permit to re-roof?

Yes. Under the High Velocity Hurricane Zone rules, permits are required for all roofing work, including repair and maintenance of any roofing component. A contractor holding a valid license has to fill out and submit the application. In South Miami Heights the county building office issues it, so confirm the current steps on the Miami-Dade RER Building and Permits page.

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

Related: Roof replacement

How old are most homes in South Miami Heights?

Homes in this area have a median build year of 1978, give or take 2 years. Roughly 53.6 percent of the homes here went up before 1980. The county median is 1980, so the two areas have about the same housing age.

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 replacement

Nearby

Roof replacement near South Miami Heights

Sources for this page(25)
  1. 1.Owner-occupied share of occupied homes: 62.1% (7,462 of 12,012). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
  2. 2.Share of homes built before 1980: 53.6%. 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: 5.5%. 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, via Census Reporter API. Read Oct 5, 2026.
  5. 5.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
  6. 6.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.
  7. 7.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.
  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.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  10. 10.Median year homes were built: 1978. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
  11. 11.2023 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). Source URL inherited from C-14 (the research cites it "as C-14").
  12. 12.2023 Florida Building Code, Building, 8th ed., Chapter 1 (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). Source URL inherited from C-3 (the research cites it "as C-3").
  13. 13.Florida Statutes, section 553.844 (2026). Read Oct 5, 2026.
  14. 14.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
  15. 15.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  16. 16.Florida Statutes, section 627.7011 (2026), Florida Legislature. Read Oct 4, 2026.
  17. 17.miamidade.gov, miamidade.gov. Read Oct 5, 2026.
  18. 18.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  19. 19.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
  20. 20.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  21. 21.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  22. 22.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  23. 23.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  24. 24.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the South Miami Heights 2020 Census internal point (25.5883, -80.3868), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  25. 25.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the South Miami Heights 2020 Census internal point (25.5883, -80.3868), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.

South Fork Roofing

Roof replacement in South Miami Heights

Answer a few questions about the job, or call.

Request a quote407-242-2840
CallGet a quote