In Miami a 1930s bungalow, a flat-roof duplex and a new metal roof can share one block, so roof age and condition vary house by house. That variety is why insurers here ask for proof of age and condition and don't assume it.
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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Many Miami homes are concrete block from the 1920s to 1960s, and many have flat-roofed additions built later. Often the main roof and the addition were installed years apart, so one house can have two roof ages. Insurers and 4-point inspectors look at each one, so know both dates before your renewal.
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 Miami.
Walking the roof finds rotten plywood that photos miss. Knowing about it before work starts keeps the estimate honest.
Where a flat section meets tile or shingle is the leak we find most often. We look at how that joint was built and whether it's holding.
An addition with its own roof needs its own look, and it's worth confirming it was permitted. Unpermitted work can cause problems with insurers and buyers.
In review districts the material and profile may need approval before work can start. We flag that early so the estimate reflects an approvable roof.
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.
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 Miami go through the City of Miami 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
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.
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.
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.
Projects coordinated with licensed contractors in his network. More on YouTube.
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 Miami Building Department.
Probably. Most homes in Miami are old enough that insurers routinely ask for a 4-point inspection (roof, electrical, plumbing and HVAC) when you buy or renew. Each insurer sets its own age cutoff, so ask your agent.
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 Miami are handled by the City of Miami 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 Miami include Little Havana, Flagami, Shenandoah, Allapattah and the Upper East Side.
Comparing prices? See typical roof replacement costs in Miami. Full service details: Miami Roofing Consultant.