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Commercial roofs ยท Westwood Lakes

Commercial roofing in Westwood Lakes, FL

Only 1.3 percent of housing units in Westwood Lakes are in buildings with 10 or more units. Most of the roofs that a property manager here will bid are on small multifamily buildings and a limited number of larger complexes. The county, not the town, issues the permit, so the scope and the paperwork depend on Miami-Dade rules.

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Updated October 2026

A low-slope roof section covered in a granulated cap sheet beside a gray shingle slope, with neighboring rooftops, palms and trees under a pale sky.

Building stock

Expect commercial roofs in Westwood Lakes to show these traits

Single-family detached homes make up 97.8 percent of units here, so a property manager should expect a small share of flat roofs compared with the county as a whole. Miami-Dade County shows 38.8 percent single-family homes, which means far more of its housing sits in larger buildings.

Most units here were built before 1980, so many low-slope roofs on multifamily buildings are likely older than the typical county building. That suggests a tear-off to the deck may be needed more often than a simple overlay.

Code and permits

Which Miami-Dade code rules apply to a flat roof bid

Miami-Dade County is inside the High-Velocity Hurricane Zone, so commercial roof work here follows the strongest wind rules in the state. Permits are issued by the county building office, and every roofing repair or replacement needs an HVHZ roofing permit application completed by a licensed contractor.

  • Confirm the roof product carries a Miami-Dade Notice of Acceptance number and check that it has not expired.
  • Ask the bidder for the drawings and product approval listed in the permit attachments.
  • Confirm a copy of the NOA can be shown at the job site on request.

Bid comparison

How to compare bids from roofing contractors

Ask whether the bid covers the full tear-off to the deck or a recover. The rules bar recovering over a roof that is water soaked, deteriorated, or already has two or more layers of covering. Compare how each bidder plans to handle ponding water, which the contractor must flag before starting work.

Check that any contractor doing roofing work holds a Florida roofing certification, since general contractors need one to advertise as roofers. Ask for proof and look up the license before signing.

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Questions

Commercial roofing in Westwood Lakes: questions

Do commercial roofs in Westwood Lakes need the High-Velocity Hurricane Zone rules?

Yes. Miami-Dade County is one of the two counties in the High-Velocity Hurricane Zone, which carries the strong hurricane provisions South Florida adopted after Hurricane Andrew. Any roof work here follows those provisions, and the county building office issues the permit. Ask the contractor to show how the product meets the Miami-Dade approval.

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: Commercial roofing

What is the 25% rule for a flat roof here?

Under this rule, you may repair or replace no more than 25 percent of the roof area within any 12-month window, unless the full roof covering is swapped out or laid over with new material. When an existing roof was constructed or fixed under the 2007 Florida Building Code or a newer edition, only the section you repair needs to satisfy present-day code. Confirm the status of your roof with the county office.

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

Related: Commercial roofing

How many homes in Westwood Lakes are in large buildings?

Census figures show 1.3 percent of housing units here are in buildings with 10 or more units, out of 3,382 total units with a margin of error of plus or minus 321. Most flat-roof work is therefore on smaller multifamily buildings, so bids should be scoped for that building type.

Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API, read Oct 5, 2026

Related: Commercial roofing

Nearby

Commercial roofing near Westwood Lakes

Sources for this page(23)
  1. 1.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, 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.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
  4. 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. 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.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.
  7. 7.Miami-Dade County RER, Board and Code Administration Division, Product Approval. Read Oct 5, 2026.
  8. 8.Share of homes in buildings with 10+ units: 1.3%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  9. 9.Housing units (ACS 5-year): 3,382. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25001, 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). Source URL inherited from C-14 (the research cites it "as C-14").
  11. 11.miamidade.gov. Read Oct 5, 2026.
  12. 12.Florida Statutes, section 489.113 (2026). Read Oct 5, 2026.
  13. 13.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
  14. 14.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
  15. 15.Florida Statutes, section 553.842 (2026), Florida Legislature. Read Oct 5, 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 Atlas 14 Volume 9 version 2, partial-duration intensity estimates at the Westwood Lakes 2020 Census internal point (25.7247, -80.3693), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  21. 21.NOAA Atlas 14 Volume 9 version 2, partial-duration 24-hour depth estimates at the Westwood Lakes 2020 Census internal point (25.7247, -80.3693), NOAA Hydrometeorological Design Studies Center. Read Oct 5, 2026.
  22. 22.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  23. 23.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.

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Commercial roofing in Westwood Lakes

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