Inspections · West Perrine

Roof inspections in West Perrine, FL

In West Perrine, 12.8 percent of residents are 65 or older, and 62 percent of homes went up before 1980. Many roofs in this area have probably been replaced at least once already, and some are likely beyond 15 years old. A roof inspection tells you what is left before an insurer or buyer asks.

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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.

West Perrine figures this page uses

Median year homes were built: 1975
Owner-occupied share of occupied homes: 53.7%
Mobile homes, share of housing units: 0%
Residents 65 and older: 12.8%

Housing age

The reasons so many West Perrine roofs hit the 15-year mark

The median home here was built in 1975, five years earlier than the Miami-Dade County median of 1980. Of the housing units, 62.0 percent predate 1980, against 49.6 percent countywide. By itself that does not date any one roof. It does suggest many roofs have already been replaced once and may be due again.

Single-family detached homes make up 56.5 percent of housing here, and 53.7 percent of occupied homes are owner-occupied. Those owners decide when to inspect. Mobile homes are 0 percent of units, so these roofs are on site-built houses or larger buildings.

Insurer rules

Florida law and insurer forms both put certain questions about your roof in front of you

Once a roof reaches 15 years, your insurer must let you have an authorized inspector check it at your own expense. A report showing 5 or more years of useful life left means your insurer may not refuse or non-renew you on age alone. The inspector can be a licensed roofing contractor, a home inspector, an engineer or another person the insurer recognizes.

Citizens asks for more on older homes. It requires a 4-point inspection for properties more than 20 years old, and its roof section records material, age, remaining life, permit history and the damage list. Roofs older than 25 years (shingle) or 50 years (tile, metal) need documented proof of five more years of life.

Only two counties fall in the High Velocity Hurricane Zone, and Miami-Dade is one of them. For wind mitigation, the form OIR-B1-1802 is valid for up to five years if nothing changes. Ask your insurer or agent what it applies to your policy.

Timing

When to order a roof inspection

Schedule one ahead of a purchase or sale, once your insurer mails you a roof-age letter, or following a storm. Irma in 2017 left about 1,000 homes in Miami-Dade with major damage, and Dorian in 2019 brought a hurricane warning to the county. A report written after either kind of event gives you a dated record.

An inspector checks the covering, age, remaining life, permit history, leaks and signs such as cracking, curling, granule loss and soft decking. Roof permits in West Perrine come from the Miami-Dade County Regulatory and Economic Resources office, which also holds your permit history.

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Questions

Roof inspections in West Perrine: questions

What is the 15 year roof rule in Florida?

Your insurer may not decline to write or renew your policy only because the roof is under 15 years old. At 15 years or more, it must let you have an authorized inspector check the roof at your expense. With 5 or more years of useful life shown, age alone is not a reason for the insurer to refuse or non-renew. In West Perrine, where 62 percent of homes predate 1980, many owners will meet this rule.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

Who can inspect my roof for my insurer?

An authorized inspector is one your insurer approves, such as a licensed home inspector, building code inspector, roofing or general contractor, engineer or architect. The insurer may also recognize others. Confirm with your insurer first, since West Perrine's owner-occupied homes, 1,736 of 3,235 occupied, make up over half the local housing.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25003, via Census Reporter API, read Oct 5, 2026

Related: Roof inspections

Does the 4-point inspection include the roof?

Yes. The roof section records covering material, roof age, remaining useful life, last permit date, full or partial replacement and overall condition. For properties over 20 years old, Citizens requires the 4-point inspection. With a median build year of 1975 here, many West Perrine homes are in that group.

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 inspections

How long does a wind mitigation form stay valid?

Form OIR-B1-1802 (Rev. 04/26) is valid for up to five years if the structure has no material changes and the form has no inaccuracies. It records items such as roof deck attachment, roof-to-wall connections and roof shape. Your insurer or agent can explain any wind discount it offers. You are in the High Velocity Hurricane Zone if your property lies within Miami-Dade County.

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: Roof inspections

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