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Re-roofs · Westchester

Roof replacement in Westchester, FL

The median home in Westchester was built in 1971, according to the Census Bureau, so many roofs here are likely past the age owners expect to replace. Replacing one brings the county permit, the inspections and the 25% rule into play. Start with the age of the roof you have.

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Updated October 2026

Drone view looking down on a gray-blend shingle roof with two front gables, a debris container and a pickup in the driveway beyond.

Westchester figures this page uses

Share of homes built before 1980
74.7%
Owner-occupied share of occupied homes
65.2%
Median year homes were built
1971

Roof age

How the age of a Westchester home affects the condition of its roof

About 74.7 percent of Westchester housing units were built before 1980, compared with 49.6 percent across Miami-Dade County. Many of these homes have original roof systems or roofs replaced long ago. That suggests a roof here may be due for an inspection even if it has not leaked yet.

Owners of older roofs often ask whether they must bring the whole roof up to current code when they replace it. The answer depends on how much of the roof is redone in a 12-month period. In Miami-Dade, the 25 percent threshold decides that question.

Permits

Permits, inspections and the 25% rule in Westchester

Westchester is a census-designated place with no city building department, so the Miami-Dade County Regulatory and Economic Resources office issues roof permits here. Before any work begins, check the latest requirements directly with that office.

In the High Velocity Hurricane Zone, a roof permit is required for any reroofing or repair work, and the application must be completed by a licensed contractor. Miami-Dade is one of two counties in that zone, so the stricter provisions apply here.

  • A roof replacement needs a permit before work starts.
  • Under the 25 percent rule, if more than 25 percent of the roof area is redone in 12 months, the entire roof covering must be replaced.
  • A permit that sits without inspections can expire, so track the 180-day clock.
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Questions

Roof replacement in Westchester: questions

What is the 25% roof rule in Florida?

If more than 25 percent of a roof area is repaired, replaced or recovered in any 12-month period, the entire roof covering must be replaced. In Westchester, which is in Miami-Dade, this rule is set by the Florida Building Code and cannot be amended by local ordinance. The exception applies only if the existing roof was built or repaired to the 2007 Florida Building Code or later, in which case only the repaired portion must meet current code. Check your roof's history with the county office before deciding.

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

Related: Roof replacement

How many inspections does a roof permit need in Westchester?

Roof permits here are issued by Miami-Dade County Regulatory and Economic Resources, which sets the inspection schedule for each job. Confirm the required inspections with that office when you apply. A permit may expire if work does not start within six months or if it is suspended for six months. Stay on top of your inspections so your permit remains in good standing.

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

Related: Roof replacement

Does Westchester require a notice of commencement for a roof job?

Yes, a notice of commencement must be recorded and posted on the job site before the first inspection under the Florida Building Code. The permitting office needs a copy before that inspection when the direct contract is above the statutory amount. Without it, the owner may end up paying twice for the same improvements. In Westchester, the Miami-Dade County office handles this paperwork, so ask it which forms it needs.

Source: Florida Statutes, section 713.135 (2026), read Oct 5, 2026

Related: Roof replacement

Nearby

Roof replacement near Westchester

Sources for this page(24)
  1. 1.Share of homes built before 1980: 74.7%. 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 B25034, via Census Reporter API. Read Oct 5, 2026.
  3. 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. 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.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  6. 6.Owner-occupied share of occupied homes: 65.2% (11,334 of 17,383). 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.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.
  8. 8.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.
  9. 9.Median year homes were built: 1971. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
  10. 10.2023 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).
  11. 11.2023 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").
  12. 12.Florida Statutes, section 553.844 (2026). Read Oct 5, 2026.
  13. 13.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
  14. 14.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
  15. 15.Florida Statutes, section 627.7011 (2026), Florida Legislature. Read Oct 4, 2026.
  16. 16.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. 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 National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  19. 19.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  20. 20.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Dorian (AL052019), NOAA National Hurricane Center. Read Oct 5, 2026.
  21. 21.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Westchester 2020 Census internal point (25.7454, -80.3535), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  22. 22.miamidade.gov, miamidade.gov. Read Oct 5, 2026.
  23. 23.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  24. 24.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.

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Roof replacement in Westchester

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