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Inspections ยท Virginia Gardens

Roof inspections in Virginia Gardens, FL

Residents 65 and older make up 22.9 percent of Virginia Gardens, and many of them live in houses built long before today's roof rules. The village's median home dates to 1960, so a roof inspection here often answers a simple question: how much life is left. Insurers and buyers both ask it.

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Updated October 2026

Top-down drone view of a gray-blend shingle roof with ridges, valleys and roof vents, lawn on both sides and a white fence at the left edge.

Virginia Gardens figures this page uses

Share of homes built before 1980
87.3%
Owner-occupied share of occupied homes
56%
Median year homes were built
1960
Residents 65 and older
22.9%

Housing age

Why many Virginia Gardens roofs need a look

Of the housing units in the village, 87.3 percent were built before 1980. Across Miami-Dade County the share is 49.6 percent. Virginia Gardens runs 37.7 points higher. Many original roofs here have likely been replaced at least once, so the age of the current covering is worth confirming rather than assuming.

Roofs 15 years or older matter to insurers. Under Florida Statute 627.7011(5), the insurer must let you hire an authorized inspector, at your own expense, before it requires replacement. If the inspection shows 5 or more years of useful life left, the insurer may not refuse or non-renew solely for the roof's age.

The inspector has to be on your insurer's list of qualified people. That can include a roofing contractor, a licensed home inspector, a building code inspector, an engineer or an architect. Get that list from your insurer or agent before you hire anyone for a village house.

Forms and checks

Roof-related items the 4-point form covers

The roof section of the 4-point form lists the covering material, the roof's age, its remaining useful life, the date of the last roofing permit, and whether a past replacement was full or partial. Citizens requires this inspection for properties more than 20 years old, which describes most of the village.

The inspector also looks for damage. The list includes cracking, curling, heavy granule loss, exposed felt, missing or loose tabs or tiles, soft decking, and visible leaks in the attic or on ceilings.

Citizens sets its documentation lines at 25 years for shingle and 50 years for tile, slate, concrete or metal. Miami-Dade County sits in the High Velocity Hurricane Zone, so work that follows an inspection falls under stricter hurricane provisions than most of Florida.

Timing

When to order a roof inspection in the village

  • Before you buy: 56.0 percent of occupied homes here are owner-occupied, and a house from the 1960 median era deserves a roof check before closing.
  • Before you sell, so a buyer's insurer does not surprise you.
  • When your insurer writes to you about the age of your roof.
  • After a storm such as Irma in 2017, when Opa-locka Airport recorded a 74-kt gust.

Roofers may not offer you anything of value for an inspection, and they may not advise you on coverage, under Florida Statute 489.147. For anything about the coverage your policy provides, your insurer or agent is the one to ask. For permit rules on any work that follows, confirm with the Village of Virginia Gardens building and zoning office.

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Questions

Roof inspections in Virginia Gardens: questions

What is the 15 year roof rule in Florida?

The 15 year roof rule in Florida is Fla. Stat. 627.7011(5), which says an insurer may not refuse to issue or renew a homeowner's policy solely because the roof is less than 15 years old. If your roof is 15 years old or more, the insurer must allow you to have an authorized inspector check it at your own expense. If that inspection shows 5 or more years of useful life remaining, the insurer may not refuse or non-renew the policy solely because of the roof's age. In Virginia Gardens, the median year homes were built is 1960, so the roof age question comes up often. Confirm your own terms with your insurer or agent.

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

Related: Roof inspections

Who can inspect my roof for my insurer in Virginia Gardens?

Whoever carries out the inspection, your insurer is obligated to accept the findings. The state lists licensed home inspectors, building code inspectors, general, building or residential contractors, roofing contractors, engineers and architects. With 87.3 percent of village homes built before 1980, many owners will need one. Ask your insurer or agent for its list before you hire.

Source: Florida Statutes, section 627.7011 (2026), read Oct 5, 2026

Related: Roof inspections

How long is a wind mitigation inspection good for?

Form OIR-B1-1802 (Rev. 04/26) is the current version, and it stays valid for up to five years provided the structure has seen no material changes and the form contains no inaccuracies. Because Miami-Dade County is in the High Velocity Hurricane Zone, the form sorts homes into that zone. How the form gets used on the insurer's side is something your insurer or agent can explain to you.

Source: OIR form, read Oct 4, 2026

Related: Roof inspections

Can a roofer tell me what my policy covers?

No. Under Florida Statute 489.147, a roofing contractor may not advise on coverage unless licensed as a public adjuster. They also may not offer anything of value for an inspection. In a village where 22.9 percent of residents are 65 or older, expect more solicitations. Bring any coverage questions to your insurer or agent.

Source: Florida Statutes, section 489.147 (2026), read Oct 4, 2026

Related: Roof inspections

Nearby

Roof inspections near Virginia Gardens

Sources for this page(33)
  1. 1.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.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.
  3. 3.Share of homes built before 1980: 87.3%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, 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, via Census Reporter API. Read Oct 5, 2026.
  5. 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. 6.Owner-occupied share of occupied homes: 56.0% (479 of 855). U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API. Read Oct 5, 2026.
  7. 7.Median year homes were built: 1960. 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.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
  9. 9.Permit office: Village of Virginia Gardens - Building Permits & Zoning. Village of Virginia Gardens - Building Permits & Zoning. Read Oct 10, 2026.
  10. 10.Residents 65 and older: 22.9%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B01001, via Census Reporter API. Read Oct 5, 2026.
  11. 11.Florida Statutes, section 627.7011 (2026). Read Oct 4, 2026.
  12. 12.Insp4pt 03 25. Read Oct 4, 2026.
  13. 13.Citizens Property Insurance Corporation. Read Oct 4, 2026.
  14. 14.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  15. 15.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17). Read Oct 4, 2026.
  16. 16.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  17. 17.OIR form. Read Oct 4, 2026.
  18. 18.Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802 (Rev. 04/26). Read Oct 4, 2026.
  19. 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. 20.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  21. 21.Village of Virginia Gardens - Building Permits & Zoning, Village of Virginia Gardens. Read Oct 5, 2026.
  22. 22.Fla. Stat. 489.147-, Florida Legislature. Read Oct 4, 2026.
  23. 23.2023 Florida Building Code, Building, 8th ed., Chapter 1 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  24. 24.2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), UpCodes (Florida Building Code transcription). Read Oct 5, 2026.
  25. 25.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 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.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  28. 28.NOAA Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Virginia Gardens 2020 Census internal point (25.8095, -80.2975), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  29. 29.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Virginia Gardens 2020 Census internal point (25.8095, -80.2975), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  30. 30.Wikipedia, 'Virginia Gardens, Florida' (revision 1374468371), Wikipedia. Read Oct 5, 2026.
  31. 31.Wikipedia, 'List of municipalities in Florida', Wikipedia. Read Oct 5, 2026.
  32. 32.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  33. 33.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.

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Roof inspections in Virginia Gardens

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