Inspections ยท Three Lakes
Roof inspections in Three Lakes, FL
Mobile homes make up 0 percent of Three Lakes housing, so the roofs here fall under the Florida Building Code, not the HUD code. The median home dates to 1997, which suggests many original roofs are now past 15 years. An inspection shows where yours stands.
Updated October 2026
Three Lakes figures this page uses
- Median year homes were built
- 1997
- Share of homes built before 1980
- 9.4%
- Mobile homes, share of housing units
- 0%
- Owner-occupied share of occupied homes
- 66.6%
Housing age
How old are roofs in Three Lakes?
The median Three Lakes home dates to 1997, against 1980 for Miami-Dade County as a whole. By that measure these homes are newer than the county norm. Many of the original roofs are likely past the 15-year line, though a replacement may have reset the clock on yours.
Only 9.4 percent of homes here predate 1980, while 49.6 percent of county units do. A 1980s roof is rare in Three Lakes, but a roof from the late 1990s may be near the end of its life. Check the permit date before assuming anything.
The 15-year rule
The 15-year roof rule and your insurer
Florida Statute 627.7011(5) bars an insurer from dropping or refusing a policy solely over roof age while the roof is under 15 years. At 15 years or more, you may hire an authorized inspector at your own expense. Five or more years of remaining life on that report blocks a refusal or non-renewal for age alone.
Whoever carries out the inspection needs your insurer's approval first. The statute names licensed roofing contractors, home inspectors, building code inspectors, engineers and architects. Ask your insurer or agent for its accepted list before you book anyone.
The roof section of the 4-point form lists the covering, its age, remaining useful life, last permit date and percentage replaced. For properties over 20 years old, Citizens calls for a 4-point inspection. It also wants documented remaining life on shingle roofs older than 25 years.
Inspection basics
What a roof inspection covers and when to book it
The inspector looks for cracking, curling, granule loss, exposed felt, loose or missing tabs and tiles, soft decking and leaks on ceilings. A wind mitigation report adds attic items you cannot see yourself, such as deck nailing and roof-to-wall connectors, each shown in photos.
- Before you buy or sell a home
- Suppose your insurer sends a letter that brings up how old your roof is
- After a storm, since Miami-Dade sits in the High Velocity Hurricane Zone
- Before a partial repair, because of the 25 percent rule
Repairing more than 25 percent of a roof in 12 months means replacing the whole roof. A roof that itself dates to the 2007 code or later is the only carve-out. A 1997 home would need a documented later reroof to qualify. Permits here come from Miami-Dade County Regulatory and Economic Resources, so confirm your roof's history with the building office.
Questions
Roof inspections in Three Lakes: questions
What is the 25% roof rule in Florida?
Repairs are capped at 25 percent of the whole roof area or roof section within any 12-month period. Once repairs exceed that cap, the full roof system or section has to be replaced or recovered. The exception covers any roof that was built, repaired or replaced to the 2007 Florida Building Code or one of its later editions. In Three Lakes, where the median home dates to 1997, confirm your roof's permit history with the county building office before planning a repair.
Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API, read Oct 5, 2026
My insurer says my roof is 15 years old. What now?
Under Florida law, you may pay for an authorized inspector to examine your roof. When the inspection finds at least 5 years of useful life remaining, the insurer cannot decline coverage or non-renew on the basis of roof age alone. Your insurer must accept the inspector, so ask it for the list first. With 66.6 percent of Three Lakes homes owner-occupied, many households may face this letter.
Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API, read Oct 5, 2026
What does the roof section of the 4-point form record?
The report lists the covering material, roof age, remaining useful life, the date of the most recent roofing permit, whether replacement was full or partial and what percentage was replaced, the overall condition and any damage found. A set of photos showing every roof slope can take the place of the separate roof inspection form. Citizens asks for this inspection on homes more than 20 years old, and 10.8 percent of Three Lakes residents are 65 or older, so many may see the request.
Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API, read Oct 5, 2026
Does Three Lakes sit in the High Velocity Hurricane Zone?
Miami-Dade County is one of two Florida counties in the High Velocity Hurricane Zone, which carries the strong hurricane provisions adopted after Hurricane Andrew. Roof work in Three Lakes follows those stricter rules. Confirm the details for your address with Miami-Dade County Regulatory and Economic Resources before any permit or repair.
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
Nearby
Roof inspections near Three Lakes
Sources for this page(29)
- 1.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
- 2.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.
- 3.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.
- 4.Share of homes built before 1980: 9.4%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
- 5.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.
- 6.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.
- 7.Mobile homes, share of housing units: 0%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
- 8.Owner-occupied share of occupied homes: 66.6% (3,563 of 5,348). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
- 9.Residents 65 and older: 10.8%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API. Read Oct 5, 2026.
- 10.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
- 11.Insp4pt 03 25. Read Oct 4, 2026.
- 12.Citizens Property Insurance Corporation. Read Oct 4, 2026.
- 13.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
- 14.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
- 15.Citizens Property Insurance Corporation. Read Oct 5, 2026.
- 16.2023 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).
- 17.OIR form. Read Oct 4, 2026.
- 18.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
- 19.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.
- 20.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
- 21.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
- 22.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
- 23.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
- 24.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.
- 25.Wikipedia, 'Three Lakes, Florida' (revision 1374945670), Wikipedia. Read Oct 5, 2026.
- 26.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.
- 27.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
- 28.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
- 29.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
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Roof inspections in Three Lakes
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