Miami-Dade County ยท Census-designated place
Roofing in The Hammocks, Florida
The Hammocks is a planned community west of SW 137th Avenue, bordered by The Crossings, Kendall West and Kendale Lakes. Its homes are newer than most of Miami-Dade, with a median build year of 1991. Many original roofs here are likely near or past 25 years, an age line some insurers use.
Updated October 2026
Housing and roof age
How old roofs in The Hammocks really are
The median home here was built in 1991, against 1980 for Miami-Dade County as a whole. Only 12.7 percent of homes predate 1980, and 11.3 percent went up in 2010 or later. That suggests most original roofs are well past the 25-year mark, though many have been replaced since.
Age matters because insurers read it. Citizens Property Insurance sets two thresholds: 25 years for soft roofs such as shingle, and 50 years for hard roofs such as tile or metal. Past those ages it wants proof of five more years of useful life. Since 62.7 percent of occupied homes here are owner-occupied, many of you hold the policy yourselves and can ask your agent which threshold applies.
The housing mix also differs from the county. Here 50.7 percent of units are single-family detached and 22.1 percent sit in buildings of 10 or more units. Countywide those figures are 38.8 and 40.2 percent. Mobile homes are only 0.9 percent of units, so most roofs you will deal with are site-built.
Permits and review
Who issues roof permits in The Hammocks
There is no city hall here. The Hammocks is unincorporated, so Miami-Dade County Regulatory and Economic Resources handles roof permits through its Building & Permits office. Its official page was reachable on 2026-10-05. Check current submittal steps with the county before any work begins.
Miami-Dade sits in the Florida Building Code's High Velocity Hurricane Zone, which carries the strong hurricane provisions adopted after Hurricane Andrew. Roofing products here are checked against a Miami-Dade Notice of Acceptance. The Building Official can ask to see the full NOA at your job site, and an expired NOA is not valid.
Permits also run on clocks. Under the code, a permit becomes invalid if work does not start within 6 months of issuance, or if work stops for 6 months. A filed application that sits for 180 days without good-faith follow-through counts as abandoned, with 90-day extensions possible.
Building permits
Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits
Official building pageOffice names and links only. Fees, forms and timing change; check the official page.
Florida Building Code
The 25% rule and what it means for repairs
The 25% rule caps repairs at 25 percent of a roof or roof section in any 12-month period. Go over that and the entire roof system or section has to be replaced or recovered. One exception exists for roofs built, repaired or replaced to the 2007 Florida Building Code or later. For those, current code applies only to the portion being repaired.
Because the median Hammocks home dates to 1991, many roofs here were first built under older rules. If yours was last replaced before the 2007 code, that exception may not help you. The county building office can tell you how a repair on your roof would be treated.
- Housing mix: 50.7% single-family detached and 22.1% in buildings with 10+ units.
Local weather
Hurricane season and heavy rain on Hammocks roofs
Miami International Airport normals show 67.41 inches of rain a year, with 76.6 percent falling May through October. The Atlantic hurricane season runs June 1 to November 30, with the statistical peak on September 10.
NOAA Atlas 14 puts a 10-year, 1-hour rain at 3.33 inches an hour here, and a 24-hour rain at 8.23 inches. In a 100-year storm the 24-hour depth reaches 14.4 inches. Flashing, drainage and roof deck condition matter as much as the shingles or tile on top.
Irma in 2017 left about 1,000 Miami-Dade homes with major damage. Dorian in 2019 brought a hurricane warning to the county but stayed offshore. A roof in this county should be judged against direct hurricane exposure, not only against average rain.
Services
Roofing services in The Hammocks
- Roof replacementTear-off, deck, code items and the two inspections.Re-roofs in The Hammocks
- Roof repairLeaks, lifted shingles, cracked tile and flashing.Repairs in The Hammocks
- Roof inspectionsRoof age, condition and what an insurer asks about.Inspections in The Hammocks
- Commercial roofingLow-slope systems, drainage and the code for buildings.Commercial roofs in The Hammocks
- New construction roofingDry-in, the sheathing inspection and the code edition.New construction in The Hammocks
- GuttersSizing for Florida rain, downspouts and fascia.Gutters in The Hammocks
Questions
The Hammocks roofing questions
What is the 25% roof rule in Florida?
It limits repairs to 25 percent of the roof or roof section in any 12-month period. Past that point, the whole roof system or section must be replaced or recovered. If your existing roof was built, repaired or replaced to the 2007 Florida Building Code or later, an exception limits current-code requirements to the repaired part. In The Hammocks, ask Miami-Dade County Building & Permits how it applies to your roof.
Source: 2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), read Oct 5, 2026
Who issues roofing permits in The Hammocks?
Miami-Dade County Regulatory and Economic Resources, through its Building & Permits office. The Hammocks is an unincorporated census-designated place, so there is no separate city office. Permits become invalid if work does not start within 6 months of issuance, so plan the schedule before you apply. Confirm current steps with the county building office.
Source: Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, read Oct 5, 2026
How old are the roofs in The Hammocks?
The median home was built in 1991, so many original roofs are likely well past 25 years. Only 12.7 percent of homes predate 1980, which is far below the county share of 49.6 percent. Many owners have replaced roofs since, so check your own records. Insurers such as Citizens ask for remaining-life documentation on shingle roofs older than 25 years.
Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API, read Oct 5, 2026
Does my roofing product need a Miami-Dade approval?
Yes, in Miami-Dade County roofing products are accepted through a Notice of Acceptance. The Building Official can ask to see the entire NOA at the job site, and an NOA is not valid after its expiration date. Florida law also bars marketing a product as hurricane or impact protection unless it is properly approved.
Source: miamidade.gov, read Oct 5, 2026
When should I plan roof work around hurricane season?
Hurricane season starts June 1 and ends November 30, with a statistical peak on September 10. Rain is just as seasonal: 76.6 percent of the normal annual total at Miami International Airport falls May through October. Finishing roof work before June, where you can, keeps an open roof away from the wettest months in Miami-Dade.
Source: NOAA National Hurricane Center, Tropical Cyclone Climatology, read Oct 5, 2026
Miami-Dade County
More in Miami-Dade County
Sources for this page(31)
- 1.Median year homes were built: 1991. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
- 2.Share of homes built before 1980: 12.7%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
- 3.Share of homes built 2010 or later: 11.3%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
- 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.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
- 6.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
- 7.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service). Read Oct 5, 2026.
- 8.Owner-occupied share of occupied homes: 62.7% (12,308 of 19,623). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
- 9.Single-family detached share of housing units: 50.7%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
- 10.Share of homes in buildings with 10+ units: 22.1%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
- 11.Mobile homes, share of housing units: 0.9%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
- 12.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.
- 13.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.
- 14.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service). Read Oct 5, 2026.
- 15.NOAA National Hurricane Center, Tropical Cyclone Climatology. Read Oct 5, 2026.
- 16.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
- 17.Hurricane Dorian (2019). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Dorian (AL052019). Read Oct 5, 2026.
- 18.Wikipedia, 'The Hammocks, Florida' (revision 1374945370). Read Oct 5, 2026.
- 19.Housing units (ACS 5-year): 20,355. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25001, via Census Reporter API. Read Oct 5, 2026.
- 20.People (2020 Census): 59,480. U.S. Census Bureau, 2020 Census counts (POP100, HU100) via TIGERweb tigerWMS_Census2020 layer 28 (Census Designated Places). Read Oct 5, 2026.
- 21.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
- 22.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
- 23.miamidade.gov, miamidade.gov. Read Oct 5, 2026.
- 24.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
- 25.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
- 26.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
- 27.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at The Hammocks 2020 Census internal point (25.6704, -80.4489), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
- 28.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at The Hammocks 2020 Census internal point (25.6704, -80.4489), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
- 29.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
- 30.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Dorian (AL052019), NOAA National Hurricane Center. Read Oct 5, 2026.
- 31.Florida Statutes, section 553.842 (2026), Florida Legislature. Read Oct 5, 2026.
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