Re-roofs ยท Westwood Lakes
Roof replacement in Westwood Lakes, FL
The median year homes were built in Westwood Lakes is 1957, which is 23 years older than the Miami-Dade County median of 1980. Most houses here are old enough that the roof on them is probably the original one or close to it. A replacement is a permitted job, and the county building office handles the permit.
Updated October 2026
Westwood Lakes figures this page uses
- Share of homes built before 1980
- 94.3%
- Single-family detached share of housing units
- 97.8%
- Median year homes were built
- 1957
- Share of homes built 2010 or later
- 0.7%
Roof age here
How old is the roof most Westwood Lakes owners have?
Nearly every home in Westwood Lakes was built before 1980. The census puts that share at 94.3 percent, against 49.6 percent for the county as a whole. Single-family detached houses make up 97.8 percent of the housing units, so most owners are working with one roof on one house.
That suggests many of these roofs are well past their original service life. Roofs installed in the 1950s and 1960s were not built to today's wind standards. Confirm the actual install date with your permit history at the Miami-Dade building office before you plan around it.
The permit rule
What a re-roof triggers under the 25% rule
Florida's 25 percent rule limits partial work. If more than 25 percent of the roof area is repaired, replaced or recovered within any 12-month period, the whole roof covering must be redone to current code. A roof built to the 2007 Florida Building Code or later is treated differently. Only the repaired portion has to meet current code in that case.
Because most Westwood Lakes roofs predate 2007, a large repair here usually means a full re-roof. Every new roofing permit in Miami-Dade needs an HVHZ Uniform Roofing Permit Application, filed by a licensed contractor. Your contractor should show you that paperwork before work starts.
Permits and inspections
Who issues the roof permit in Westwood Lakes
Westwood Lakes is a census-designated place without its own city government, so the county building office issues the permit. The official page is Miami-Dade County Regulatory and Economic Resources, Building and Permits.
A roof permit in this county comes with inspections, and the code requires the Notice of Commencement to be recorded and posted before the first one. Permits also expire. Work must start within 6 months of issue, and an application is abandoned after 180 days unless it is pursued in good faith.
Questions
Roof replacement in Westwood Lakes: questions
What is the 25% roof rule in Florida?
It limits how much of a roof you can repair or replace in one 12-month period before the entire roof must meet current code. Westwood Lakes homes have a 1957 median build year, but that describes the homes and not the roofs. A roof falls under the 2007 Florida Building Code exception only if that roof was built, repaired or replaced in compliance with the 2007 code or later, and the 2007 code took effect March 1, 2009. You can find the requirement under section 1511.1.1 of the Florida Building Code. Confirm with the Miami-Dade building office before planning a staged repair.
Source: 2023 Florida Building Code, Building, 8th ed., Chapter 15 (UpCodes viewer, unofficial transcription), read Oct 5, 2026
Who issues roof permits in Westwood Lakes?
The Miami-Dade County Regulatory and Economic Resources building office issues them, because Westwood Lakes is unincorporated. Because Westwood Lakes is a census-designated place, you will not find a municipal permit office there. Every new roofing permit in the county requires an HVHZ Uniform Roofing Permit Application completed by a licensed contractor.
Source: Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, read Oct 5, 2026
How old are most homes in Westwood Lakes?
The median year built is 1957, and 94.3 percent of housing units were built before 1980. Just 0.7 percent of them date from 2010 or later. Miami-Dade County's median is 1980. The American Community Survey estimate carries a margin of error of plus or minus 2 years, so the 1957 figure is close but not exact.
Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API, read Oct 5, 2026
Nearby
Roof replacement near Westwood Lakes
Sources for this page(25)
- 1.Share of homes built before 1980: 94.3%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
- 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.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
- 4.Single-family detached share of housing units: 97.8%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25024, via Census Reporter API. Read Oct 5, 2026.
- 5.U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25035, via Census Reporter API. Read Oct 5, 2026.
- 6.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.
- 7.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.
- 8.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.
- 9.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.
- 10.Share of homes built 2010 or later: 0.7%. U.S. Census Bureau, American Community Survey 2024 5-year estimates (2020-2024), table B25034, via Census Reporter API. Read Oct 5, 2026.
- 11.2023 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).
- 12.Florida Statutes, section 553.844 (2026). Read Oct 5, 2026.
- 13.2023 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").
- 14.Miami-Dade County Regulatory and Economic Resources (RER) - Building & Permits, Miami. Read Oct 5, 2026.
- 15.Florida Statutes, section 713.135 (2026), Florida Legislature. Read Oct 5, 2026.
- 16.Citizens Property Insurance Corporation, inspections FAQ (updated 2026-03-17), Citizens Property Insurance. Read Oct 4, 2026.
- 17.Florida Statutes, section 553.842 (2026), Florida Legislature. Read Oct 5, 2026.
- 18.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
- 19.NOAA NCEI U.S. Climate Normals 1991-2020 (access data service), NOAA National Centers for Environmental Information. Read Oct 5, 2026.
- 20.NOAA National Hurricane Center, Tropical Cyclone Climatology, NOAA National Hurricane Center. Read Oct 5, 2026.
- 21.NOAA National Hurricane Center, Tropical Cyclone Report: Hurricane Irma (AL112017), NOAA National Hurricane Center. Read Oct 5, 2026.
- 22.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.
- 23.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.
- 24.FRSA, "New 2023 FBC Eighth Edition is Now in Effect", 2024-02-13, floridaroof.com. Read Oct 5, 2026.
- 25.Miami-Dade County RER notice, Miami. Read Oct 5, 2026.
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Roof replacement in Westwood Lakes
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