New construction ยท Three Lakes
New construction roofing in Three Lakes, FL
Only 5.5 percent of homes in Three Lakes were built in 2010 or later, according to the 2024 American Community Survey. That means most roofs here are older work, and new roofing on a new build is less common than the median home suggests. If you are building new in Three Lakes, the roof is one step in a sequence of inspections and permit rules set by Miami-Dade County.
Updated October 2026
New builds here
What new construction in Three Lakes means for your roof
The housing stock in Three Lakes is mostly older. Its median home was built in 1997, while the county median is 1980. Even so, the 2025 permit counts show 2,666 single-family units permitted countywide, so new houses are still going up in Miami-Dade.
A new build permitted now faces the rules of the High-Velocity Hurricane Zone, which covers Miami-Dade and Broward. Plans submitted on or after December 31, 2026 must meet the Ninth Edition of the Florida Building Code. A plan filed in late 2026 is on the edge of that cutoff, so the filing date matters.
What the inspector checks
Securing approval for the deck, underlayment and roofing products before installation begins
- Roof sheathing fastened with ring shank nails specified by the code.
- A dry-in layer over the deck, either a self-adhering membrane or two layers of approved felt.
- Drip edge fastened tighter in the highest wind zones.
- Product approval numbers or Notice of Acceptance numbers on the permit application.
Miami-Dade's Product Control Section approves or denies roofing products and certifies their testing labs. A Notice of Acceptance is valid only until its listed expiration date, so check the date before the roof is ordered. You can confirm any product number with the Florida Building Commission lookup or with the county.
Timing the roof
Coordinating the roof work with the framing schedule and each required inspection
The code lists inspections in order: foundation, framing, sheathing, exterior coverings, roofing, then final. The roof inspection for dry-in and coverings comes after sheathing is complete. Confirm the sequence with the county before work starts.
A permit lapses if work does not start within six months of issue, or if work stops for six months. Schedule the roof crew so the permit stays active. Confirm the exact clock with Miami-Dade County Regulatory and Economic Resources, which issues permits for Three Lakes.
Questions
New construction roofing in Three Lakes: questions
Who issues the permit for a new roof in Three Lakes?
Three Lakes is an unincorporated census-designated place, so the county building office issues the permit. The office is Miami-Dade County Regulatory and Economic Resources. Confirm the current permit and plan review steps there before filing, since the county checks product approval numbers on roof applications.
Source: Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, read Oct 5, 2026
Does a new roof in Three Lakes have to meet the Ninth Edition code?
Any permit filed on or after December 31, 2026 has to meet the Ninth Edition of the Florida Building Code. Applications filed before that date fall under the code edition in effect then. Miami-Dade is inside the High-Velocity Hurricane Zone, so its roofing rules are stricter than the statewide baseline.
Source: Miami-Dade County RER notice, read Oct 5, 2026
Who can install a new roof on a new house in Three Lakes?
Unless a general contractor holds its own roofing certificate or registration, it has to hire a subcontractor for the roofing work. The exception allows a builder to install asphalt or fiberglass shingles itself only on a new building of its own construction. Work on tile, metal and membrane roofs is assigned to a roofing contractor who holds certification or registration. Many homes in Three Lakes date to around 1997, so newer roofing rules and materials often come into play during replacement work. You can check a contractor's license with the state before signing.
Source: Florida Statutes, section 489.113 (2026), read Oct 5, 2026
What does a builder warranty cover on a new roof in Three Lakes?
Under Florida law, a builder must back a newly built home for one year against equipment, material or workmanship defects that cause a material violation of the Florida Building Code. That one-year clock begins at whichever comes first: the original transfer of title or the first day of occupancy. Many homes in Three Lakes were built around 1997, so older roofs there typically fall outside any builder coverage and rely on other protections. Ordinary wear, settling, damage the owner causes and natural disasters fall outside this coverage. Read your purchase contract and ask your builder how the warranty applies to the roof.
Source: Florida Statutes, section 553.837 (2026), read Oct 5, 2026
Nearby
New construction roofing near Three Lakes
Sources for this page(32)
- 1.Median year homes were built: 1997. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
- 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.U.S. Census Bureau, Building Permits Survey county annual files (co2025a.txt, co2020a.txt). 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.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.
- 6.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25004, B01001, via Census Reporter API. Read Oct 5, 2026.
- 7.Miami-Dade County RER, Board and Code Administration Division, Product Approval. Read Oct 5, 2026.
- 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.Share of homes built 2010 or later: 5.5%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
- 10.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).
- 11.Miami-Dade County RER notice. Read Oct 5, 2026.
- 12.2023 Florida Building Code, Residential, 8th ed., Chapter 8 (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).
- 13.2023 Florida Building Code, Residential, 8th ed., Chapter 9 (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 COM-29 (the research cites it "as COM-29").
- 14.Florida Statutes, section 553.842 (2026). Read Oct 5, 2026.
- 15.Florida Building Commission. Read Oct 5, 2026.
- 16.miamidade.gov. Read Oct 5, 2026.
- 17.2023 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").
- 18.Florida Statutes, section 489.113 (2026). Read Oct 5, 2026.
- 19.Florida Statutes, section 553.837 (2026). Read Oct 5, 2026.
- 20.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
- 21.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.
- 22.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
- 23.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
- 24.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
- 25.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
- 26.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
- 27.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
- 28.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.
- 29.Wikipedia, 'Three Lakes, Florida' (revision 1374945670), Wikipedia. Read Oct 5, 2026.
- 30.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.
- 31.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
- 32.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
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New construction roofing in Three Lakes
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