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Commercial roofs ยท Three Lakes

Commercial roofing in Three Lakes, FL

In Three Lakes, 13.2 percent of homes sit in buildings with 10 or more units, so many property managers here oversee multi-unit roofs. Miami-Dade County is also inside the High-Velocity Hurricane Zone, which sets stricter roofing rules than most of Florida. Knowing those rules before you compare bids helps you avoid a costly mismatch.

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Updated October 2026

A low-slope roof section covered in a granulated cap sheet beside a gray shingle slope, with neighboring rooftops, palms and trees under a pale sky.

Local code rules

What Miami-Dade rules mean for a commercial roof bid

Three Lakes sits in Miami-Dade County, one of the two Florida counties in the High-Velocity Hurricane Zone. That zone carries the strict hurricane provisions South Florida adopted after Hurricane Andrew. A bid that works in another county may not meet these standards here.

Commercial low-slope roofs have their own minimums. New built-up, modified bitumen and single-ply roofs need at least a one-fourth unit in 12 slope, about 2 percent. In the zone, new construction must also reach that minimum, and loose-laid ballasted systems are not permitted at all.

Permits and paperwork

Who issues roof permits for Three Lakes buildings

Three Lakes is an unincorporated census-designated place, so the county building office issues roof permits here. Building and Permits falls under the authority of Miami-Dade County Regulatory and Economic Resources. Confirm the current requirements with that office before work begins.

In the zone, every roofing job needs a permit, and the application must be completed and executed by a licensed contractor. Product approval and detail drawings go with it. A property manager should ask any bidder to show where each product's approval appears.

Comparing bids

How to compare commercial roofing bids in Three Lakes

  • Confirm each product has a Miami-Dade Notice of Acceptance and check the expiration date.
  • Ask how the design handles drainage within 48 hours of rain.
  • Ask how the bid handles the 25 percent rule for partial repairs.

Because 40.2 percent of Miami-Dade units sit in buildings of 10 or more, many commercial bids involve shared or association roofs. Ask who will sign the permit and who will provide the product approval paperwork before you compare prices.

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Questions

Commercial roofing in Three Lakes: questions

What is the 25% roof rule in Florida?

Under the 25 percent rule, no more than a quarter of an existing roof may be repaired, replaced or recovered within a 12-month window before the entire roof system must meet current code. If more than 25 percent is being worked on, the entire roof covering must be replaced or recovered. Miami-Dade follows the same text in the High-Velocity Hurricane Zone. Confirm how it applies to your building with the county building office.

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

Related: Commercial roofing

Who issues roof permits in Three Lakes?

Because Three Lakes sits outside any municipal boundary, roof permits are handled by the Miami-Dade County building office. The county office is Regulatory and Economic Resources, Building and Permits. Ask that office to confirm which current requirements apply to your commercial project.

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

Related: Commercial roofing

Does Miami-Dade have stricter roofing rules than the rest of Florida?

Yes. Miami-Dade is one of two counties in the High-Velocity Hurricane Zone, which carries strong hurricane provisions adopted after Hurricane Andrew. Products used there need Miami-Dade approval, not only a statewide approval number. Ask any bidder to show you that paperwork before you sign.

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: Commercial roofing

Nearby

Commercial roofing near Three Lakes

Sources for this page(24)
  1. 1.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.
  2. 2.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
  3. 3.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.
  4. 4.Miami-Dade County RER, Board and Code Administration Division, Product Approval. Read Oct 5, 2026.
  5. 5.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.
  6. 6.Share of homes in buildings with 10+ units: 13.2%. 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.FBC-Building 2023 Chapter 2 definitions. Read Oct 5, 2026. FBC text read from UpCodes (unofficial transcription): check floridabuilding.org or the ICC viewer before quoting (spec 8.7).
  8. 8.FBC-B 2023 Ch. 15. 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").
  9. 9.2023 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").
  10. 10.miamidade.gov. Read Oct 5, 2026.
  11. 11.Florida Statutes, section 553.842 (2026). Read Oct 5, 2026.
  12. 12.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
  13. 13.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API, U.S. Census Bureau (via Census Reporter). Read Oct 5, 2026.
  14. 14.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
  15. 15.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  16. 16.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  17. 17.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  18. 18.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  19. 19.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Three Lakes 2020 Census internal point (25.6427, -80.4000), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  20. 20.Wikipedia, 'Three Lakes, Florida' (revision 1374945670), Wikipedia. Read Oct 5, 2026.
  21. 21.U.S. Census Bureau, 2020 Census counts (POP100, HU100) via TIGERweb tigerWMS_Census2020 layer 28 (Census Designated Places), U.S. Census Bureau. Read Oct 5, 2026.
  22. 22.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  23. 23.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
  24. 24.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.

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Commercial roofing in Three Lakes

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