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Roof replacement in The Hammocks, FL

The median home in The Hammocks was built in 1991, which is newer than the Miami-Dade County median of 1980. That suggests many roofs here are now in their third decade, and a roof that old is worth a closer look before the next storm season. A roof replacement here runs through the county building office, not a town hall.

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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.
Drone view looking down on a gray-blend shingle roof with two front gables, a debris container and a pickup in the driveway beyond.Our work
Photo: Ormond Beach The Hammocks03 by Ebyabe, CC BY-SA 3.0, cropped

The Hammocks figures this page uses

Share of homes built before 1980
12.7%
Share of homes built 2010 or later
11.3%
Owner-occupied share of occupied homes
62.7%
Single-family detached share of housing units
50.7%

Home age

How old roofs in The Hammocks really are

Only 12.7 percent of homes here were built before 1980, and 11.3 percent were built in 2010 or later. Most of the housing stock falls in the middle decades. For many owners, the roof they have is the original one from the 1990s.

Owners live in most of these homes. Just under two-thirds of occupied homes are owner-occupied, so the person deciding on a roof is usually the one who lives under it. Single-family detached homes make up half the housing units, which means many owners control their own roof directly.

  • Check the year on your permit history or closing papers.
  • Ask a roofer to inspect the deck and fasteners, not only the shingles.
  • Keep the attic ventilation numbers in mind when you compare products.

Permits

Who issues roof permits in The Hammocks

The Hammocks is unincorporated, so no city building department issues your roof permit. Miami-Dade County Regulatory and Economic Resources handles building permits for this area. Check the county page for the latest steps before you submit your filing.

Miami-Dade is in the High Velocity Hurricane Zone, so every roofing permit here needs the HVHZ Uniform Roofing Permit Application, completed by a licensed contractor, with product approval attached. The contractor must also provide the owner's notification for roofing considerations.

Code rule

Partial repairs under the 25% limit in Miami-Dade

No more than 25 percent of a roof can be repaired or replaced in any 12-month period unless the whole roof covering is replaced. If you do a partial job, the whole roof system is measured against that limit, not only the section you touched.

There is an exception for roofs built to the 2007 code or later. If your existing roof meets that standard, only the repaired part must meet the current code. Miami-Dade cannot write its own version of that exception into local law.

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Questions

Roof replacement in The Hammocks: questions

Does a roof replacement in The Hammocks need a permit?

Yes. Because The Hammocks is unincorporated, Miami-Dade County Regulatory and Economic Resources issues the roofing permit. Work in the High Velocity Hurricane Zone requires the HVHZ Uniform Roofing Permit Application, completed by a licensed contractor, with product approval attached. Confirm current steps on the county building page before you file.

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

Related: Roof replacement

How long does a roof permit stay valid in The Hammocks?

A permit issued through Miami-Dade County Regulatory and Economic Resources becomes invalid unless work starts within 6 months of issuance, or if work is suspended or abandoned for 6 months. Work is in active progress when it passes an approved inspection within 180 days. Ask the county building office about extensions before the clock runs out.

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

Related: Roof replacement

Can I do a partial roof repair without replacing the whole roof?

Often yes, but the 25 percent rule limits how much you can repair in a 12-month period. If the repair goes past 25 percent, the entire roof covering must be replaced. If your existing roof was built to the 2007 code or later, only the repaired part must meet current code. Check the permit requirements with the county first.

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

Related: Roof replacement

Will my insurer look at roof age in The Hammocks?

It may. With a median build year of 1991, many Hammocks roofs are likely past 25 years old. Florida law bars an insurer from refusing a homeowner's policy solely because the roof is under 15 years old. When a roof hits 15 years old, the homeowner can pay for an authorized inspector to examine it, and the insurer cannot refuse coverage or decline to renew based on age alone if that inspection shows at least 5 years of useful life remaining. Citizens requires five years of remaining useful life for roofs older than 25 years of shingle. Contact your insurer or agent for how these rules apply to your policy.

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

When is hurricane season in Miami-Dade?

The Atlantic hurricane season runs from June 1 to November 30, with the peak around September 10. Most activity falls between mid-August and mid-October. Plan roof work with that window in mind, since permit timing and inspections can slow down during active weather.

Source: NOAA NHC, read Oct 5, 2026

Related: Roof replacement

Nearby

Roof replacement near The Hammocks

Sources for this page(29)
  1. 1.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.
  2. 2.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.
  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.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.
  6. 6.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.
  7. 7.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.
  8. 8.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.
  9. 9.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  10. 10.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.
  11. 11.FBCR Ch. 8. Read Oct 5, 2026.
  12. 12.2023 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").
  13. 13.2023 Florida Building Code, Building, 8th ed., Chapter 1 (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-3 (the research cites it "as C-3").
  14. 14.Florida Statutes, section 553.844 (2026). Read Oct 5, 2026.
  15. 15.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  16. 16.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  17. 17.NOAA NHC. Read Oct 5, 2026.
  18. 18.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
  19. 19.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  20. 20.miamidade.gov, miamidade.gov. Read Oct 5, 2026.
  21. 21.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
  22. 22.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  23. 23.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  24. 24.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.
  25. 25.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.
  26. 26.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  27. 27.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Dorian (AL052019), NOAA National Hurricane Center. Read Oct 5, 2026.
  28. 28.Wikipedia, 'The Hammocks, Florida' (revision 1374945370), Wikipedia. Read Oct 5, 2026.
  29. 29.Florida Statutes, section 553.842 (2026), Florida Legislature. Read Oct 5, 2026.

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Roof replacement in The Hammocks

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