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Inspections ยท The Crossings

Roof inspections in The Crossings, FL

Residents 65 and older make up 20.2 percent of The Crossings, and many of them live under roofs that have been up a long time. Florida law sets 15 years as the age when an insurer may ask for proof the roof still has life left. An inspection gives you that proof.

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Updated October 2026

Top-down drone view of a gray-blend shingle roof with ridges, valleys and roof vents, lawn on both sides and a white fence at the left edge.

The Crossings figures this page uses

Median year homes were built
1981
Share of homes built before 1980
46.3%
Owner-occupied share of occupied homes
72.6%
Residents 65 and older
20.2%

Housing age

How old are the roofs in The Crossings?

The median home here was built in 1981, and 46.3 percent of homes date from before 1980. Miami-Dade County as a whole has a median of 1980, so The Crossings sits right at the county norm. That suggests many original roofs are well past 15 years, though a reroof may have happened since. Check your own roof's permit history.

Owners carry most of this. 72.6 percent of occupied homes are owner-occupied, against 52.2 percent countywide. Single-family detached homes are 51.6 percent of the housing here. Those owners decide when to inspect, and no landlord will do it for them.

Florida rules

Understanding the 15-year rule and the 4-point form requirements

An insurer may not refuse to issue or renew your policy solely because your roof is under 15 years old. Once the roof reaches 15, the insurer must let you hire an authorized inspector at your own expense. If that inspector finds 5 or more years of useful life, the insurer may not refuse or non-renew for age alone.

On the 4-point form, the roof section lists the covering material, the roof's age, its remaining useful life and the date of the most recent roofing permit. It also notes any partial replacement and lists damage such as cracked tiles, curling, granule loss, soft decking and attic leaks. If your property is older than 20 years, Citizens asks you to submit this form.

Older roofs fall under a distinct standard at Citizens. Shingle roofs over 25 years and hard roofs such as tile or metal over 50 years need documentation of at least five years of remaining life. Your insurer or agent tells you which rule applies to your policy.

Inspection timing

Knowing what an inspector looks at and the right time to book one

The inspector looks at the covering, its age, leaks, permit history and the damage list above. A wind mitigation inspection adds attic items you cannot easily see: deck nailing, roof-to-wall connectors and any sealed roof deck. Miami-Dade is in the High Velocity Hurricane Zone, so those details matter here.

  • Before you buy or sell, so the roof's condition is known up front.
  • If a letter from your insurer arrives mentioning roof age.
  • After a storm. Miami-Dade saw about 1,000 homes with major damage in Irma in 2017.
  • When a roof section is repaired. Confirm permit rules with Miami-Dade County Regulatory and Economic Resources, which issues permits here.
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Questions

Roof inspections in The Crossings: questions

Who can do a roof inspection my insurer will accept?

Florida defines an authorized inspector as someone the insurer approves. That includes a licensed home inspector, a certified building code inspector, a licensed general, building or residential contractor, a roofing contractor, a professional engineer or an architect. A contractor, building code inspector or licensed home inspector must sign the Citizens roof form, and photos of every roof slope need to accompany it. The median home around here was built in 1981, so many roofs have already been replaced or are nearing another round of scrutiny from insurers. Before you hire anyone, check with your insurer or agent about whose work it accepts.

Source: Florida Statutes, section 627.7011 (2026), read Oct 5, 2026

Related: Roof inspections

My roof is over 15 years old. Will my insurer drop me?

No, not on age alone when an inspection shows the roof has 5 or more years of useful life remaining. Fla. Stat. 627.7011(5) requires the insurer to let you have an authorized inspector examine the roof, and you cover that cost. About 46.3 percent of homes in The Crossings were built before 1980, so this question is common here. What applies to your particular policy is something your insurer or agent can walk you through.

Source: Florida Statutes, section 627.7011 (2026), read Oct 5, 2026

Related: Roof inspections

How long is a wind mitigation inspection good for?

The current form, OIR-B1-1802, is valid for up to five years if nothing material changes on the structure and no errors are found on the form. A new roof covering would be such a change. Miami-Dade homes fall in the High Velocity Hurricane Zone, which the form lists as its own wind region. Ask your insurer how it applies any discounts.

Source: OIR form, read Oct 4, 2026

Related: Roof inspections

Can a roofer offer me something for a roof inspection?

No. Fla. Stat. 489.147 bars a roofing contractor from offering anything of value, including a deductible waiver, for a roof inspection or a claim. Unless a contractor holds a public adjuster license, coverage advice is also off limits for them. With 72.6 percent of homes here owner-occupied, most roof decisions are yours alone. Take coverage questions to your insurer.

Source: Fla. Stat. 489.147-, read Oct 4, 2026

Related: Roof inspections

Nearby

Roof inspections near The Crossings

Sources for this page(34)
  1. 1.Median year homes were built: 1981. 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: 46.3%. 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.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, 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.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  6. 6.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
  7. 7.Owner-occupied share of occupied homes: 72.6% (6,096 of 8,392). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
  8. 8.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.
  9. 9.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
  10. 10.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.
  11. 11.Residents 65 and older: 20.2%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API. Read Oct 5, 2026.
  12. 12.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  13. 13.Insp4pt 03 25. Read Oct 4, 2026.
  14. 14.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  15. 15.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  16. 16.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  17. 17.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  18. 18.OIR form. Read Oct 4, 2026.
  19. 19.2023 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).
  20. 20.Citizens Property Insurance Corporation. Read Oct 5, 2026.
  21. 21.Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (Rev. 04/26). Read Oct 4, 2026.
  22. 22.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  23. 23.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  24. 24.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
  25. 25.Fla. Stat. 489.147-, Florida Legislature. Read Oct 4, 2026.
  26. 26.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  27. 27.Florida Statutes, section 489.113 (2026), Florida Legislature. Read Oct 5, 2026.
  28. 28.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  29. 29.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  30. 30.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  31. 31.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  32. 32.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at The Crossings 2020 Census internal point (25.6706, -80.4008), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  33. 33.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
  34. 34.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.

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Roof inspections in The Crossings

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