Metal roofing in North Miami Beach, FL

Why North Miami Beach homes are switching from tile to metal

North Miami Beach has two kinds of streets, and they want two different metal roofs. Eastern Shores and Sans Souci sit on canals off the Intracoastal, a few hundred feet from salt water. Inland, west of Biscayne Boulevard around NE 163rd Street, are the single-story concrete-block (CBS) homes of Sunray East and West, Highland Village, Washington Park and Sky Lake, 1950s to 1970s, mostly still under original barrel tile or a later shingle re-roof.

On both the appeal is the same. A standing-seam panel weighs a fraction of the concrete tile it replaces, so trusses that have carried tile for sixty years carry metal without question. Kynar 500 finishes reflect heat that dark tile soaks up. And a metal roof is rated for 40–60 years, usually the last roof the house will need. The Slate Gray aluminum roof pictured above, in NMB's 33160, went on in January 2025.

Aluminum standing seam on the canals, Galvalume inland

The first question on any NMB estimate is how far the roof is from salt water. On Eastern Shores, Sans Souci and the rest of the Intracoastal side the answer is .032 aluminum: it cannot rust, so salt spray that pits a steel panel does nothing to it. We pair it with concealed clips and stainless or coated fasteners, so no exposed hardware is left for the salt. Our aluminum-versus-steel explainer shows the two metals side by side.

Inland NMB, more than about a mile from the water, can take 24-gauge Galvalume, steel with an aluminum-zinc coating: a stiffer panel for less, the one we recommend on the Miami Gardens metal roofs. Either metal comes as standing seam with hidden clips or as 5V-crimp with gasketed exposed screws, in 38 Kynar 500 colors on our materials and colors page. On the waterfront we recommend standing seam only; exposed screws are where salt air starts.

• Waterfront (Eastern Shores, Sans Souci): .032 aluminum standing seam, concealed clips, stainless or coated fasteners.
• Inland (west of Biscayne Blvd): 24-gauge Galvalume standing seam or 5V-crimp; aluminum on request.
• High-temperature self-adhered underlayment over the whole deck under the panels.

North Miami Beach metal roof permits, Miami-Dade NOAs and inspections

A metal roof in North Miami Beach is permitted by the City of North Miami Beach Building Division on NE 19th Avenue, not by Miami-Dade County. NMB is inside the High-Velocity Hurricane Zone (HVHZ) of the Florida Building Code, so panel, clips or fasteners, edge metal and high-temperature underlayment each need a current Miami-Dade Notice of Acceptance (NOA), and clip spacing follows the NOA's uplift tables. The HVHZ also rules out metal over old tile or shingle: the old roof comes off, the deck is re-nailed to today's schedule, and the city inspects it before anything goes back on.

We handle the cycle as contractor of record (Florida Certified Roofing Contractor CCC1331964): application and NOA package, deck-nailing, dry-in, in-progress and final inspections. You receive the closed permit and every NOA. Our guide to Miami-Dade roof permits and NOAs explains how to read one.

What a metal roof costs in North Miami Beach, and how long it takes

Metal runs $950–$1,600 per square (100 sq ft) in our instant roof quote, which measures your roof from satellite imagery; the written price follows a free inspection. In NMB the number moves on the metal (aluminum on the water costs more than Galvalume inland), standing seam versus 5V-crimp, the color tier, rotten plywood under the old tile (billed per sheet), whether a flat porch or Florida-room roof gets new modified bitumen or TPO on the same permit, and access: a canal lot in Eastern Shores means tighter staging than a Sunray driveway.

The city reviews the permit first, then the panels are formed for your roof; with material on site, a one-story NMB home is typically under a week; a two-story waterfront home runs longer. The house is never open overnight.

A new permitted metal roof earns tile's wind-mitigation credits on form OIR-B1-1802 and keeps a policy renewable where a 15-to-20-year-old roof may not. Financing works two ways in NMB: PACE through us as an approved contractor, $0 down, no credit score, repaid with the property taxes; or a fixed-rate GoodLeap or Service Finance loan from 2.99% APR. Both are on our financing page. Weighing tile against metal? See roof replacement in North Miami Beach.

See metal roofing across South Florida, everything we do in North Miami Beach, or call (786) 999-5353 for a free inspection.