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Repairs ยท The Hammocks

Roof repair in The Hammocks, FL

The Hammocks sits west of SW 137th Avenue, bordered by The Crossings, Kendall West and Kendale Lakes. That puts you inside Miami-Dade County, where storm wind and rain meet the strictest roof code in Florida. Most repairs here start at the same few weak spots.

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Updated October 2026

Two-story historic house with red tile roof and green shutters framed by live oaks and Spanish moss.
Close view across a gray shingle roof slope with a black pipe boot, a palm and a green lawn below.Our work
Photo: Ormond Beach The Hammocks03 by Ebyabe, CC BY-SA 3.0, cropped

Storm damage

Where roofs in The Hammocks fail in a storm

Hurricane Irma in 2017 left about 1,000 Miami-Dade homes with major damage, and Tropical Storm Eta in 2020 brought over 13 inches of rain to parts of the county. Wind opens a roof first. Rain then follows the opening into the attic and ceiling.

Ridge vents are a common failure point. In one house FEMA inspected, the ceilings had collapsed even though the roof damage amounted to nothing more than missing ridge shingles and ridge vent.

Leaks also track the places flashing is required: wall and roof joints, changes of slope, vent pipes and chimneys. Soffits have a poor record in hurricanes too. Once they fail, water usually gets into the attic.

Half of the homes here are single-family detached, and 22.1% sit in buildings of 10 or more units. Condo and townhome roofs often belong to the association, so ask the board who handles repairs.

The 25% rule

What the 25% rule means for deciding between repair and replacement

Under Florida's code, patching is capped at 25 percent of a roof or roof section within any 12-month period. Once repairs go beyond that cap, you have to replace or recover the whole roof or section. A roof built, repaired or replaced under the 2007 Florida Building Code or a later edition qualifies for an exception. In that case, current code applies only to the part being repaired.

The median Hammocks home was built in 1991, newer than the county's 1980 figure. That says nothing about any one roof, so find out when yours was last replaced.

Miami-Dade sits inside the High Velocity Hurricane Zone. Here, any repair or maintenance of a roofing component needs a permit and a contractor-signed application. Any components used in repairs need to carry a product approval.

After the storm

What to do safely after a storm

  • Wait until the wind and rain have stopped and the surface has dried before you go up on the roof.
  • Take photos from the ground of missing shingles, tiles, vents and flashing.
  • Look in the attic for wet insulation, stains or daylight, and cover the opening if you can do so safely.
  • Keep receipts for any temporary protection you buy.

Your insurer has to receive notice of a new property claim within 1 year of the date of loss. To learn what your policy covers, ask your insurer or your agent.

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Questions

Roof repair in The Hammocks: questions

What is the 25% roof rule in Florida?

The rule says no more than 25 percent of a roof or roof section may be repaired, replaced or recovered in any 12-month period. When repairs exceed that limit, you must replace or recover the entire roof or section. Where the roof was built, repaired or replaced under the 2007 Florida Building Code or later, current code applies only to the repaired portion. In Miami-Dade County, the same wording appears in the High Velocity Hurricane Zone section. Check with the building office to confirm how the rule applies to your roof.

Source: 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

Related: Roof repair

Do I need a permit to repair my roof in The Hammocks?

Probably yes. In the High Velocity Hurricane Zone, which includes Miami-Dade County, permits are required for work on any roofing component, including repair and maintenance. Because The Hammocks sits in unincorporated Miami-Dade, the permit comes from the county's Regulatory and Economic Resources department. The state code lets the building official approve ordinary minor repairs without one, so confirm with the county before work starts.

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

Related: Roof repair

Why am I getting so many spam texts about roofing?

Florida law restricts how roofing contractors may solicit you, which is why many of these texts may be improper. Under Fla. Stat. 489.147, a contractor may not use a prohibited advertisement urging you to file a roof damage claim. A contractor also may not offer anything of value for a roof inspection or a claim. In an area with 20,355 housing units, a lot of homeowners are on the receiving end of this kind of outreach. Texts that push storm claims after a hurricane may break these rules. Check any contractor's license before you reply, and take coverage questions to your insurer.

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

Related: Roof repair

How old can my roof be before my insurer acts?

Your insurer cannot decline to write or renew your policy on the sole ground that the roof is younger than 15 years. Once a roof reaches 15 years, you can pay out of pocket to have an authorized inspector examine it. If that inspection finds at least 5 years of useful life remaining, age alone cannot be the insurer's reason to refuse or non-renew. Locally, the median year homes were built is 1991, so many roofs in our area are already past the 15 year mark and worth having looked at. Your insurer or agent can tell you how these rules apply to your own policy.

Source: Florida Statutes, section 627.7011 (2026), read Oct 4, 2026

Related: Roof repair

Nearby

Roof repair near The Hammocks

Sources for this page(36)
  1. 1.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
  2. 2.Tropical Storm Eta (2020). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta (AL292020). Read Oct 5, 2026.
  3. 3.Hurricane Isaias (2020). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Isaias (AL092020). Read Oct 5, 2026.
  4. 4.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.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.
  6. 6.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
  7. 7.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.
  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.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.
  10. 10.Wikipedia, 'The Hammocks, Florida' (revision 1374945370). Read Oct 5, 2026.
  11. 11.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.
  12. 12.FEMA FL-RA2. Read Oct 5, 2026.
  13. 13.FBCR Ch. 9. Read Oct 4, 2026.
  14. 14.2023 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).
  15. 15.Florida Statutes, section 553.844 (2026). Read Oct 5, 2026.
  16. 16.FBC-B 2023 Ch. 1. Read Oct 5, 2026.
  17. 17.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  18. 18.Florida Statutes, section 627.70132 (2026). Read Oct 4, 2026.
  19. 19.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  20. 20.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  21. 21.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  22. 22.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta (AL292020), NOAA National Hurricane Center. Read Oct 5, 2026.
  23. 23.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Isaias (AL092020), 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.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  27. 27.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
  28. 28.miamidade.gov, miamidade.gov. Read Oct 5, 2026.
  29. 29.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  30. 30.Miami-Dade County RER notice, Miami. 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 National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  33. 33.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.
  34. 34.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.
  35. 35.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Dorian (AL052019), NOAA National Hurricane Center. Read Oct 5, 2026.
  36. 36.Florida Statutes, section 553.842 (2026), Florida Legislature. Read Oct 5, 2026.

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Roof repair in The Hammocks

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