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Re-roofs ยท The Crossings

Roof replacement in The Crossings, FL

Roughly 46 percent of the homes in The Crossings were standing before 1980, and the median home dates to 1981, per the Census Bureau's five-year survey. Many of those original roofs are now at or beyond the life most owners expect. Replacement here runs through the Miami-Dade County building office, so the county's permit and inspection steps apply to the job.

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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.

The Crossings figures this page uses

Share of homes built before 1980
46.3%
Single-family detached share of housing units
51.6%
Owner-occupied share of occupied homes
72.6%
Share of homes built 2010 or later
1%

Housing age

Why older roofs are common in The Crossings

Nearly half of the homes here were built before 1980. The Census Bureau puts that share at 46.3 percent, which is close to the county figure of 49.6 percent. A home from the early 1980s has very likely had its original roof covering replaced at least once, or it is still on the first one. Either way, many roofs in this area are old enough that a replacement should be planned, not put off.

Most of the housing stock is single-family homes, with a large share of owner-occupied units. That means many roof decisions are made by the homeowner directly, not by a rental manager. Very few homes here were built in the last fifteen years, only 1 percent since 2010, so the roof you have is most likely the original or an early replacement.

Permit rules

Permits and inspections for a re-roof in Miami-Dade

The Crossings sits in unincorporated Miami-Dade, and the county's Regulatory and Economic Resources department handles roofing permits for addresses like these. Miami-Dade lies inside the High Velocity Hurricane Zone, so the county applies the strictest roofing rules in Florida. Under those rules, all new roofing, recovering or reroofing needs an HVHZ Uniform Roofing Permit Application completed and signed by a licensed contractor.

  • Deck nailing: the new covering may not go over sheathing that is not fastened to the code, or sheathing that is soaked or deteriorated.
  • Secondary water barrier: the code requires a secondary water resistance layer under the new covering on a reroof.
  • Two inspections are part of the permit process, and the work must pass them before the permit closes out.

Weather risk

Storms and rain affecting roofs in The Crossings

Hurricane Irma in 2017 caused major damage to about 1,000 homes across Miami-Dade County, and surge reached 4 to 6 feet above ground along Biscayne Bay. Older roofs are the ones most likely to show that kind of damage. Storm risk here is greatest in the stretch when hurricane activity peaks, which NOAA places near September 10.

Before you sign a contract, confirm the permit number with the county building office and ask the contractor for the product approval paperwork on the materials. Keep the permit card on site, because the inspector may ask for it at any stage.

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Questions

Roof replacement in The Crossings: questions

How old is the average roof in The Crossings?

The median home in The Crossings was built around 1981, so many original roofs are now more than 40 years old. About 46 percent of homes were built before 1980. Homes that old have very likely had their roofs replaced at least once, or they are still on the first covering. If your roof is near that age, get it inspected and plan the replacement before a storm forces the decision.

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

Do I need a permit to replace my roof in The Crossings?

Yes. The county's Regulatory and Economic Resources department issues the roofing permit for unincorporated areas like this one. In the High Velocity Hurricane Zone, all new roofing, recovering or reroofing needs an HVHZ Uniform Roofing Permit Application completed by a licensed contractor. The county page for building permits lists the current steps. Ask the contractor to confirm the permit is open before any work starts.

Source: Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, read Oct 5, 2026

Related: Roof replacement

What is the 25% roof rule in Florida?

The 25 percent rule says that if more than 25 percent of a roof is repaired or replaced within any 12-month period, the whole roof covering must be replaced. This applies to the building code that governs Miami-Dade. A roof built to the 2007 Florida Building Code or later has an exception, and only the repaired part must meet current code. Confirm with the county building office which rule applies to your roof.

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

Related: Roof replacement

What is the new law in Florida about roofs?

The Florida Building Code is the single statewide code for roof construction and repair. The 2023 edition took effect December 31, 2023, and the Ninth Edition becomes effective December 31, 2026. Any permit filed on or after that date falls under the new edition. Ask the contractor which edition the permit is filed under.

Source: FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, read Oct 5, 2026

Related: Roof replacement

Nearby

Roof replacement near The Crossings

Sources for this page(29)
  1. 1.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.
  2. 2.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.
  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.Single-family detached share of housing units: 51.6%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  5. 5.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.
  6. 6.Share of homes built 2010 or later: 1%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
  7. 7.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.
  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.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  11. 11.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
  12. 12.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.
  13. 13.2023 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").
  14. 14.Florida Statutes, section 553.844 (2026). Read Oct 5, 2026.
  15. 15.NOAA NHC. Read Oct 5, 2026.
  16. 16.Florida Building Commission. Read Oct 5, 2026.
  17. 17.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13. Read Oct 5, 2026.
  18. 18.Miami-Dade County RER notice. Read Oct 5, 2026.
  19. 19.Florida Statutes, section 553.73 (2026). Read Oct 4, 2026.
  20. 20.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. 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.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
  23. 23.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  24. 24.Florida Statutes, section 489.113 (2026), Florida Legislature. Read Oct 5, 2026.
  25. 25.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  26. 26.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  27. 27.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  28. 28.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  29. 29.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.

South Fork Roofing

Roof replacement in The Crossings

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