Roof inspections in Tamiami, FL

On the 4-point form, the roof section lists covering material, roof age, remaining useful life, last permit date and the percentage replaced. Damage items follow: cracking, curling, heavy granule loss, exposed felt, missing or loose tabs, soft decking and visible leaks in the attic or on ceilings.

A wind mitigation inspection goes further. It records items you cannot see from the yard, such as roof deck attachment, roof-to-wall connections and a sealed roof deck, with photos. Miami-Dade is in the High Velocity Hurricane Zone, which is one of the categories the form uses. Once completed, the form holds for up to five years unless the structure changes.

Tamiami is mostly single-family: 56.5 percent are detached houses, against 38.8 percent countywide. Only 6.1 percent are mobile homes, which follow the HUD code, and Florida's 15-year insurer rule does not apply to mobile home policies. Confirm the standard for your home with your insurer.

• Before buying or selling, so roof age and condition are known before closing.
• When an insurer sends a letter about roof age or asks for a 4-point form.
• After a hurricane or a wind event, to document damage within the claim deadlines.
• Before renewal, if your roof is near the 15-year or 25-year line.

Of occupied homes here, 71.7 percent are owner-occupied, so most of these decisions fall on the person who owns the roof. After a storm, notice of a new claim must reach your insurer within 1 year of the loss, and a supplemental claim within 18 months. A contractor may not offer you anything of value for an inspection or advise you on coverage, so take coverage questions to your insurer.

Roof work here is permitted through Miami-Dade County Regulatory and Economic Resources, since Tamiami is unincorporated. Confirm current permit steps with that office. Repairs that touch more than 25 percent of a roof in 12 months can trigger a full replacement requirement, so ask the inspector what the findings would mean.