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Repairs ยท Westwood Lakes

Roof repair in Westwood Lakes, FL

Mobile homes make up only 0.8 percent of housing in Westwood Lakes, so nearly every roof here is a site-built house roof under the Florida Building Code. Of 3,382 housing units, 97.8% are single-family detached homes. Repair here means shingles, flashing, vents and ridge work on older houses, done under Miami-Dade's strict hurricane-zone rules.

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Updated October 2026

Close view across a gray shingle roof slope with a black pipe boot, a palm and a green lawn below.

Westwood Lakes figures this page uses

Median year homes were built
1957
Housing units (ACS 5-year)
3,382
Mobile homes, share of housing units
0.8%

Storm damage

Where Westwood Lakes roofs fail in storms

Homes in Westwood Lakes have a median build year of 1957, while Miami-Dade County overall sits at 1980. About 94.3% of homes here predate 1980. That suggests many roofs have been patched or replaced more than once, and the oldest flashing and vents are likely worn.

About 1,000 homes in Miami-Dade suffered major damage when Irma struck in 2017. Eta in 2020 brought 13.40 inches of rain to North Miami and left streets under standing water for days. Wind tears the roof first, then rain finds the opening. According to federal damage teams, harm to the roof covering is a primary source of water intrusion.

  • Ridge vents: losing one opens a large hole in the deck, and FEMA found ceilings collapsed on a house whose only roof damage was lost ridge shingles and vent.
  • Flashing at wall joints, slope changes, chimneys and vent pipes, where leaks tend to start.
  • Soffits, which have performed poorly in hurricanes and often let water in when they fail.
  • Missing, cracked or curling shingle tabs, exposed felt and soft spots in the decking.

Repair vs replace

Repair or replace: the 25 percent rule

Under the code, patching is limited to 25 percent of a roof section within any 12 months. Pass that line and the whole section must be replaced or recovered. With 97.8% of Westwood Lakes homes being single-family houses, most have one roof section, so a large repair can turn into a full job.

One exception exists for newer work. A roof that was itself built, repaired or replaced to the 2007 Florida Building Code or later escapes the whole-roof requirement, and Fla. Stat. 553.844(5) bars local governments from amending that. Since the median Westwood Lakes house dates to 1957, find out when your roof was last done before counting on it.

A tear-off to the deck is required where the old roof is water soaked, has two or more layers, or cannot be properly fastened. Rotted sheathing found during repair is part of the roofing contractor's scope.

Permits and safety

Permits in Miami-Dade's hurricane zone

Westwood Lakes is unincorporated, so Miami-Dade County's Regulatory and Economic Resources office issues roof permits. Miami-Dade County falls inside the High Velocity Hurricane Zone. There, permits are required for any repair or maintenance of a roofing component. Components used in any repair must carry a product approval.

After a storm, stay off the roof and out of rooms with sagging ceilings. Take photos of the damage from the ground and from inside the home. Cover openings only from a safe position. If you have questions about a claim, contact your insurer or agent. The insurer must receive notice of a new claim within 1 year of the loss.

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Questions

Roof repair in Westwood Lakes: questions

What is the 25% roof rule in Florida?

The Florida Building Code limits repair, replacement or recovering to 25 percent of a roof or roof section in any 12-month period, unless the entire roof section is replaced or recovered. The limit does not apply when the roof was built, repaired or replaced to the 2007 Florida Building Code or a later edition. When that applies, only the portion you repair has to meet current code. In Westwood Lakes, where the median home dates to 1957, that year describes the homes and says nothing about the roofs, so check each roof on its own; the exception applies only if that roof was built, repaired or replaced in compliance with the 2007 Florida Building Code or later, which took effect March 1, 2009.

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 repair

Do I need a permit for a roof repair in Westwood Lakes?

Probably yes. Westwood Lakes is unincorporated, and Miami-Dade County issues the permits. In the High Velocity Hurricane Zone, permits are required for work on any roofing component, including repair and maintenance, with a uniform permit application signed by a licensed contractor. The general code lets building officials approve ordinary minor repairs without a permit, so confirm with the county building office before work starts.

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

Related: Roof repair

What is the new law in Florida about roofs?

Several rules matter to homeowners. Insurers must let you have an authorized inspector check a roof 15 years or older at your expense. They may not refuse or non-renew solely for age if 5 or more years of useful life remain. Assignment of post-loss benefits is barred under policies issued on or after January 1, 2023. Contractors may not solicit claims or advise on coverage. The median home here was built in 1957, so many local roofs are old enough that the 15 year inspection rule may come up. Your insurer or agent can tell you how these points apply to your own policy.

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

Related: Roof repair

Is my older Westwood Lakes roof likely to need full replacement?

Not always, but age raises the odds. About 94.3% of homes here were built before 1980, so many original roofs are likely well past typical life. A repair is reasonable for isolated flashing, vent or shingle damage. If the deck is soft, the roof has two or more layers, or repairs would pass 25 percent of the roof section, the code points toward replacement.

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 repair

Nearby

Roof repair near Westwood Lakes

Sources for this page(38)
  1. 1.Median year homes were built: 1957. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, 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, via Census Reporter API. Read Oct 5, 2026.
  3. 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, B25034, B25024, 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.Hurricane Irma (2017). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017). Read Oct 5, 2026.
  7. 7.Tropical Storm Eta (2020). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta (AL292020). Read Oct 5, 2026.
  8. 8.Hurricane Isaias (2020). NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Isaias (AL092020). Read Oct 5, 2026.
  9. 9.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.
  10. 10.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.
  11. 11.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.
  12. 12.Mobile homes, share of housing units: 0.8%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
  13. 13.FEMA FL-RA2. Read Oct 5, 2026.
  14. 14.FBCR Ch. 9. Read Oct 4, 2026.
  15. 15.Citizens 4-Point Inspection Form, Sample Form Insp4pt 03 25. Read Oct 4, 2026.
  16. 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. 17.2023 Florida Building Code, Residential, 8th ed., chapter 9 roof assemblies (ICC viewer). Read Oct 4, 2026.
  18. 18.Florida Statutes, section 553.844 (2026). Read Oct 5, 2026.
  19. 19.Fla. Stat. 489.105(3)(e). Read Oct 5, 2026.
  20. 20.Florida Statutes, section 627.70132 (2026). Read Oct 4, 2026.
  21. 21.Florida Statutes, section 489.147 (2026). Read Oct 4, 2026.
  22. 22.FBC-B 2023 Ch. 1. Read Oct 5, 2026.
  23. 23.Florida Statutes, section 627.7011 (2026). Read Oct 5, 2026.
  24. 24.Florida Statutes, section 627.7152 (2026). Read Oct 4, 2026.
  25. 25.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
  26. 26.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Eta (AL292020), NOAA National Hurricane Center. Read Oct 5, 2026.
  27. 27.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Isaias (AL092020), NOAA National Hurricane Center. Read Oct 5, 2026.
  28. 28.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
  29. 29.Fla. Stat. 489.147-, Florida Legislature. Read Oct 4, 2026.
  30. 30.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
  31. 31.Florida Statutes, section 553.842 (2026), Florida Legislature. Read Oct 5, 2026.
  32. 32.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  33. 33.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
  34. 34.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
  35. 35.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.
  36. 36.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.
  37. 37.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
  38. 38.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.

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Roof repair in Westwood Lakes

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