Most Homestead homes were rebuilt after Hurricane Andrew or built in the 2000s. The post-Andrew roofs are now over 30 years old, and many of the 2000s roofs are past 15, so roof age comes up at renewal time either way.
Oscar Gonzalez, an independent roofing consultant, will tell you what your roof has left, what an insurer will see, and whether to repair or replace. The check is free and there's no obligation.
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Homestead's mix is unusual: very old roofs from the 1990s rebuild next to 2000s subdivisions like Keys Gate. If your roof is from 2009 or later, Florida's 2022 change to the 25% rule may let you repair storm damage instead of replacing the whole roof. Your permit date decides which side of that line you're on.
Not legal or insurance advice. Every insurer has its own underwriting rules, so confirm with your agent. Read the full roof & insurance guide →
Every roof gets a full check. These are the items that come up most often in Homestead.
Insurers go by the permit date, not memory. We help you pull the permit history so you know your roof's real age before the insurer asks.
On open lots wind uplift starts at the edges. Loose ridge caps or edge tiles are an early warning, and they're cheap to fix now.
Tile can look perfect while the underlayment beneath it is worn out. We check at suspect spots, because it decides between reinstalling the tile on new underlayment and a full replacement.
Accessory buildings have their own roofs and their own wear. Tell us if you want them in the estimate.
The first question is when your roof was installed. Since 2022, Florida law lets roofs built, repaired or replaced under the 2007 Florida Building Code or later (generally permitted after March 1, 2009) be repaired in sections, with only the repaired part brought up to current code. Roofs older than that still fall under the traditional 25% rule, so heavy storm damage can mean replacing the whole roof.
Permits in Homestead go through the City of Homestead Building Department. Miami-Dade County is in the High Velocity Hurricane Zone, so whatever is installed, whether a repair or a new roof, must use Miami-Dade-approved (NOA) products and pass inspection. Your free estimate tells you which path your roof is on and what each option would roughly cost.
Two different reports, two different jobs
Documents your roof's wind-resistance features on the state form (OIR-B1-1802, revised April 2026): roof covering, deck attachment, roof-to-wall connections, roof shape, secondary water barrier and opening protection. Verified features can earn windstorm discounts, and the report is good for five years.
A snapshot of the roof, electrical, plumbing and HVAC that many Florida insurers require on older homes. On the roof, insurers may want proof of at least five years of remaining life once shingle passes about 15 years, or tile and metal about 20.
Official 4-point and wind mitigation forms must be signed by a qualified, licensed professional. Oscar can tell you beforehand what the inspector is likely to find, and connect you with one.
Call, text or use the form. Send the insurer's letter if you got one, plus any photos.
Oscar looks at the roof, the age on record and the items above, and explains what he finds in plain English or Spanish.
Repair, partial work or replacement, with rough costs for each, and licensed contractors if you want to go ahead.
Not automatically. Under Florida law (s. 627.7011), an insurer can't refuse to issue or renew a homeowner's policy solely because of roof age if the roof is less than 15 years old. If it's 15 or older, you can have it inspected by an authorized inspector, and if the inspection shows at least five years of useful life left, the insurer can't refuse to renew on age alone. Find your roof's install date in the permit records at the City of Homestead Building Department.
It depends on your home's age and your insurer. Many Homestead homes are newer than the usual cutoff, but your roof may still be past 15 years. That's when insurers start asking for proof of remaining life, and a wind mitigation report can lower your premium.
Often, yes. Since a 2022 Florida law (SB 4-D), if your roof was built, repaired or replaced under the 2007 Florida Building Code or later (generally roofs permitted after March 1, 2009), only the repaired section has to meet current code. Older roofs still fall under the traditional 25% rule, which can require replacing the whole roof when more than 25% is repaired in a year.
Roof permits in Homestead are handled by the City of Homestead Building Department. The licensed contractor doing the work pulls the permit. All of Miami-Dade County is in Florida's High Velocity Hurricane Zone, so roofing products must carry Miami-Dade product approval (NOA).
No. Oscar is an independent roofing consultant who works for you, the homeowner. He checks your roof, explains what an insurer or inspector will see, and gives you an honest estimate. The work, and official insurance inspection forms, are handled by state-licensed, insured professionals in his network.
Homeowners Oscar works with in Homestead include Keys Gate, historic downtown Homestead, Waterstone and the edge of the Redland.
Comparing prices? See typical roof replacement costs in Homestead. Full service details: Miami Roofing Consultant.