Most of what South Florida homeowners ask us comes down to six things: who pulls the permit, what the High-Velocity Hurricane Zone changes, how insurance fits in, how long the work takes, how to pay for it, and what the warranty covers. Below is how each works in Miami-Dade, Broward and Palm Beach; short answers are in the FAQ at the bottom. If your question is about your own house, a free inspection and written estimate is the fastest way to get it answered.
Permits, inspections and the HVHZ
Every roof we replace gets a building permit, and we pull it, not you. We file with your city or the county, handle HOA color or style approval when your community requires it, schedule each inspection and close the permit out. In most Miami-Dade and Broward cities that means an in-progress inspection once the underlayment is down and a final when the roof is complete. The final has to pass before the last payment is due.
Miami-Dade and Broward sit in the High-Velocity Hurricane Zone under the Florida Building Code. In the HVHZ, every tile, shingle, metal panel and underlayment needs a Miami-Dade Notice of Acceptance (NOA), and the inspector checks that it was fastened exactly the way that NOA specifies: nail and screw patterns, tile adhesive or mechanical attachment, edge metal. A roof that passes in Orlando can fail in Hialeah.
The other rule people hear about is the "25% rule." Older code forced a full section replacement when more than 25% of it needed repair within 12 months. Since 2022, roofs built or replaced under the 2007 code or later only need the damaged area brought to code. Older roofs can still trigger full replacement, so we check the original permit date on every inspection.
Insurance and your roof's age
Florida carriers look hard at roof age, and many push back on shingle roofs past 15 to 20 years. The 2022 reforms stopped insurers from refusing a policy only because a roof is under 15 years old, and an older roof can still qualify if an inspection shows five or more years of useful life left. That inspection is usually a 4-point (roof, electrical, plumbing, HVAC), and the wind-mitigation report is what earns premium credits for things like deck attachment and roof-to-wall connections. If you're weighing a repair against a new roof before renewal, start with signs your Miami roof needs replacing.
Since the 2023 reforms, assignment of benefits is no longer allowed on new residential policies, so you file and control your own claim. Our part is the evidence: photos, a written damage report and, after the final inspection, the permit and product approvals your agent asks for.
Storm damage and active leaks
If water is coming in after a storm, call us at (786) 999-5353. A crew tarps the roof to stop further damage, then we document it for your adjuster and schedule the permanent roof repair. Hurricane season runs June 1 to November 30, and after a named storm, permits and materials slow down across the county, so get an aging roof looked at before the season, not during it.
Repair, replace and choosing a material
A localized leak on a younger roof is usually a repair. Leaks with no visible damage on a roof past 20 years usually mean the underlayment has failed, and that points to roof replacement. Once the permit is approved, most homes take 3 to 7 working days on site.
For material, the trade-off is cost against lifespan and exposure. Shingle costs least up front. Tile suits most block-and-truss homes here, and metal handles coastal salt air and year-round UV especially well. For budgeting, see roof replacement cost in Miami-Dade.
Paying for it
All three of our financing paths are $0 down: PACE, repaid on your property-tax bill, and consumer loans through GoodLeap or Service Finance. A soft credit pull shows your loan options without affecting your score.
Warranty and credentials
Every roof comes with the manufacturer's material warranty plus our own written labor warranty, and we register the manufacturer warranty in your name before we close the permit. Proper Roofing is a GAF Certified Contractor, which matters most on shingle roofs. On tile and metal, the warranty depends on installing the system exactly to its NOA, which is how we install every roof.
Windows, doors and remodeling
We also install impact windows and doors, with a Miami-Dade NOA on every unit. Opening protection is one of the larger wind-mitigation credits. Our crews also handle kitchen and bathroom remodels with permits pulled and inspections passed, across our service areas.
What to do next
If you're facing an insurance renewal, a leak or an aging roof, the next step is a free inspection and written estimate: photos, a clear repair-or-replace answer and financing options. Request your free inspection or call (786) 999-5353.
Technical review: Gil Ksheshiver, Owner, Proper Roofing Inc.
Proper Roofing Inc. · 1011 Ives Dairy Rd Suite 210, Miami FL 33179 · (786) 999-5353 · Licensed CCC1331964 / CGC1525978