Permitting Authorities / Town of Cutler Bay - Building Division
Do you need a permit to replace a roof in Cutler Bay, FL?
Adopted codeTown of Cutler Bay - Building Division
Yes, a permit is required to replace a roof in Cutler Bay, FL, issued by Town of Cutler Bay - Building Division. Re-roofing in Cutler Bay is permit work. The Town's Building Division page states that "A permit is required by any owner, authorized agent, or contractor who desires to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure," and the Town publishes a separate Re-Roofing Permit Checklist: a permit application, an owner-builder affidavit if applicable, the "Roofing Package (from contractor) (2 copies)," the "Notice of Acceptance (2 copies)" and an "Up-Front Fee of $130.00 (required for review)." The checklist notes: "Only shingle roofs and peel-and-stick are allowed as Owner-Builder permits." Cutler Bay is in Miami-Dade County, part of the Florida Building Code's High-Velocity Hurricane Zone (HVHZ), where Florida Building Code, Building, Section 1512.3 states: "Permits within the HVHZ shall be required for all work in connection with the application, repair or maintenance of any roofing component or any roofing assembly and/or any of its components except as otherwise permitted in Section 105 of this code." The roofing package uses the High Velocity Hurricane Zone Uniform Roofing Application Form for Miami-Dade County (Florida Building Code 8th Edition (2023)), with product approval pages, design calculations "per Chapter 16, or if applicable, RAS 127 or RAS 128," the municipal permit application and, for reroofing, the Owner's Notification for Roofing Considerations. Miami-Dade County Code section 8-1 makes the Florida Building Code, with the County's administrative and enforcement provisions and local amendments, "the building code for both the incorporated and unincorporated areas of the County." Permits and inspections can be requested through the Town's online services.
Roof code checklist: Cutler Bay, FL
| Item | Answer | Code cite | Source | Verified |
|---|---|---|---|---|
| Permit to replace a roof | Yes | re-roof_permit_checklist.pdf | 2026-10-16 | |
| Repair permit threshold | Published | codes.iccsafe.org | 2026-10-16 | |
| Layer limit / roof-over | Published | codes.iccsafe.org | 2026-10-16 | |
| Deck & sheathing | Published | re-roof_permit_checklist.pdf | 2026-10-16 | |
| Drip edge | Yes | codes.iccsafe.org | 2026-10-16 | |
| Ice & water shield | No | R905.1.2 | codes.iccsafe.org | 2026-10-16 |
| Mid-roof inspection | Yes | Sec. 1512.4.1 | codes.iccsafe.org | 2026-10-16 |
| Impact-resistant (Class 4) roofing | Not published | |||
| Wind design criteria | Published | codes.iccsafe.org | 2026-10-16 | |
| Adopted code | Published | Sec. 8-31 | library.municode.com | 2026-10-16 |
| Contractor license / registration | Yes | leg.state.fl.us | 2026-10-16 | |
| Sales & use tax | Published | dr15dss_26.pdf | 2026-10-16 |
Each row comes from the sourced record on this page; full wording is in the table below. "Not published" means no official source for that item was found when the record was last verified.
Jurisdiction
Town of Cutler Bay, Florida
Jurisdiction type
city
Address
10720 Caribbean Blvd., Suite 110, Cutler Bay, FL 33189
Contact
- url: https://www.cutlerbay-fl.gov/com-dev/page/building-division
- phone: 305-234-4193
Permit portal
Roofing permit required
Required
Contractor registration required
Required
Registration details
- state_level: Roofing is a separately licensed trade in Florida. Section 489.105(3)(e), Florida Statutes, defines a "Roofing contractor" as "a contractor whose services are unlimited in the roofing trade"; section 489.113(2) states that "A person must be certified or registered in order to engage in the business of contracting in this state." A state-certified contractor may work anywhere in Florida; under section 489.117(1)(b), "Registration allows the registrant to engage in contracting only in the counties, municipalities, or development districts where he or she has complied with all local licensing requirements, if any, and only for the type of work covered by the registration." Section 489.103(7) provides an owner-builder exemption for owners of property "when acting as their own contractor and providing direct, onsite supervision themselves of all work not performed by licensed contractors"; this record does not decide whether a particular reader falls within it.
- county_level: The Town's Contractor Registration form accepts either a "State Certification (DBPR) or Certificate of Competency from Miami Dade County." In the High-Velocity Hurricane Zone, Florida Building Code, Building, Section 1512.3.1 calls for the Uniform Roofing Permit Application to be "completed and executed by a licensed contractor."
- city_level: The Town's Building Division states that "State-certified and registered contractors that wish to conduct work in the Town of Cutler Bay register with the Town by completing a Contractor Registration form." The 2026 form states that "IN ORDER FOR CONTRACTORS TO OBTAIN PERMITS FROM THE TOWN OF CUTLER BAY, THEY MUST REGISTER WITH US" by submitting the state certification or county certificate of competency, a business tax receipt, liability insurance and workers' compensation insurance or exemption, with the Town as certificate holder. The business tax receipt is a general business tax, not a trade credential. The Town's owner-builder disclosure statement has the owner acknowledge that "a contractor is required by law to be licensed by the state of Florida or Miami-Dade County," and the Re-Roofing Permit Checklist states: "Only shingle roofs and peel-and-stick are allowed as Owner-Builder permits."
Permit process note
Re-roofing in Cutler Bay is permit work. The Town's Building Division page states that "A permit is required by any owner, authorized agent, or contractor who desires to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure," and the Town publishes a separate Re-Roofing Permit Checklist: a permit application, an owner-builder affidavit if applicable, the "Roofing Package (from contractor) (2 copies)," the "Notice of Acceptance (2 copies)" and an "Up-Front Fee of $130.00 (required for review)." The checklist notes: "Only shingle roofs and peel-and-stick are allowed as Owner-Builder permits." Cutler Bay is in Miami-Dade County, part of the Florida Building Code's High-Velocity Hurricane Zone (HVHZ), where Florida Building Code, Building, Section 1512.3 states: "Permits within the HVHZ shall be required for all work in connection with the application, repair or maintenance of any roofing component or any roofing assembly and/or any of its components except as otherwise permitted in Section 105 of this code." The roofing package uses the High Velocity Hurricane Zone Uniform Roofing Application Form for Miami-Dade County (Florida Building Code 8th Edition (2023)), with product approval pages, design calculations "per Chapter 16, or if applicable, RAS 127 or RAS 128," the municipal permit application and, for reroofing, the Owner's Notification for Roofing Considerations. Miami-Dade County Code section 8-1 makes the Florida Building Code, with the County's administrative and enforcement provisions and local amendments, "the building code for both the incorporated and unincorporated areas of the County." Permits and inspections can be requested through the Town's online services.
Inspection requirements
Inspections are requested through the Town's online services, by the Inspection Request Form, or by calling the Inspection Hotline at 786-573-5515, with the permit number, address, type of inspection and a contact. The Town states: "You must give a minimum of 24 hours' notice for all inspections," and requests received after 3 p.m. are scheduled for the day after the next business day; "Building and Electrical inspections are performed Monday thru Friday." The Building Division adds that "the project is not legally completed until it has passed final inspection," and that a contractor or owner-builder with an open or expired permit is restricted from applying for new permits until it is renewed or closed.
Adopted code
Florida Building Code, 8th Edition (2023), effective December 31, 2023, adopted statewide by the Florida Building Commission under Rule 61G20-1.001, Florida Administrative Code, including its High-Velocity Hurricane Zone (HVHZ) provisions. Miami-Dade County Code Chapter 8 makes the Florida Building Code, with the County's administrative provisions and local amendments, the uniform building code "for both the incorporated and unincorporated areas of the County," and incorporates "The provisions of the Florida Building Code as applicable to High Velocity Hurricane Zones" by reference. The County's local technical amendments (section 8-31) reach plumbing, residential water supply and a Building Chapter 4 provision only, and its local administrative amendment (section 8-32) concerns floodplain administration; none reaches roofing. The Town's Code of Ordinances has no building code chapter of its own. The Town's re-roof permit package uses the HVHZ Uniform Roofing Application Form for Miami-Dade County under the "Florida Building Code 8th Edition (2023)"; the Town's Building Division page still carries an older notice about the Seventh (2020) Edition taking effect on December 31, 2020. Because Cutler Bay is in the HVHZ, roofing follows Florida Building Code, Building, Sections 1512 through 1525 rather than Chapter 9 of the Residential volume.
Drip edge
Required — In the High-Velocity Hurricane Zone, Florida Building Code, Building, Section 1518.7.3.4 requires for asphalt shingle roofs that "All perimeter termination and valleys shall be fabricated from metal," and Section 1518.7.3.3 states that "Shingles shall not extend more than 1/4 inch (6.4 mm) beyond the eave and rake drip." Section 1517.6.2.1 sets the drip edge profile, and the deck flange "shall be nailed with an approved minimum 12 gage annular ring shank nail at 4 inches (102 mm) o.c." (1517.6.2.6). The Miami-Dade HVHZ roofing application asks for the "Drip Edge Type & Size" of steep-sloped systems. Miami-Dade County Code Chapter 8 does not amend these sections. About drip edge
Ice & water shield
Not required — Cutler Bay is in the High-Velocity Hurricane Zone, where roofing follows Florida Building Code, Building, Sections 1512 through 1525; those sections contain no ice barrier requirement, and the Residential volume's ice barrier section reads "R905.1.2 Ice barriers. Reserved." Miami-Dade County Code Chapter 8 (read in full) adds none, and the Town has no building code chapter of its own. A self-adhered underlayment used as the underlayment the product approval and Section 1518 call for is not prohibited. About ice & water barrier
Mid-roof inspection
Required — Florida Building Code, Building, Section 1512.4.1 (High-Velocity Hurricane Zone) states that "Certain roofing inspections shall be performed during specific phases of the applications"; for shingle, tile and other discontinuous roofs these include "During or after application of the base sheet, anchor sheet or underlayment of any roofing system" (1512.4.2.1) and "During the installation of any prepared roof covering, such as shingles, tiles, slates, shakes and similar" (1512.4.2.3). Section 1521.5 states that "The building official shall not be required to inspect the renailing of the sheathing under this section."
Repair permit threshold
In the High-Velocity Hurricane Zone, Florida Building Code, Building, Section 1512.3 requires a permit "for all work in connection with the application, repair or maintenance of any roofing component or any roofing assembly and/or any of its components except as otherwise permitted in Section 105 of this code." Section 105.2.2 allows "Ordinary minor repairs" to be made "with the approval of the building official without a permit." The Town's Building Division page states that "A construction permit is not needed for repair items; such as wallpapering, painting or similar finish work." Section 1521.4 provides: "Not more than 25 percent of the total roof area or roof section of any existing building or structure shall be repaired, replaced or recovered in any 12-month period unless the roof covering on the entire existing roof system or roof section is replaced or recovered to conform to the requirements of this code." Since July 1, 2026, section 553.79(1)(g), Florida Statutes, reads: "A local government that issues building permits shall exempt an owner of a single-family dwelling or the owner's contractor from the requirement to obtain a building permit to perform any work valued at less than $7,500 on the owner's property." It does not apply to "Work on a property that is partially or entirely located in a flood hazard area" or to "Any electrical, plumbing, structural, mechanical, or gas work," requires "a written request for exemption to the local enforcement agency with a copy of the contract," and provides that "A construction project may not be divided into more than one project for the purpose of evading the requirements of this paragraph."
Wind design criteria
Cutler Bay is in Miami-Dade County, and the Florida Building Code defines the High-Velocity Hurricane Zone (HVHZ): "This zone consists of Broward and Miami-Dade counties." Florida Building Code, Building, Section 1620.2 sets the wind velocity (3-second gust) used in structural calculations for Miami-Dade County at 165 mph for Risk Category I, 175 mph for Risk Category II, 186 mph for Risk Category III and 195 mph for Risk Category IV buildings and structures, and Section 1620.3 states: "All buildings and structures shall be considered to be in Exposure Category C, unless Exposure Category D applies, as defined in Section 26.7 of ASCE 7." Miami-Dade County Code section 8-2 adopts "The High Velocity Hurricane Zone roofing requirements with accompanying Roofing Application Standards (RAS)." The Miami-Dade HVHZ Uniform Roofing Application in the Town's re-roof package asks for the "Minimum Design Wind Pressures, From Applicable RAS 127 Table or Calculations" for steep-sloped roofs, and its tile sheet notes that the simplified tile calculation method is "only applicable in Broward County." Roofing products are approved by Miami-Dade Notice of Acceptance.
Roof layer limit / recover
Cutler Bay is in the High-Velocity Hurricane Zone, where reroofing follows Florida Building Code, Building, Section 1521 rather than the Residential code's reroofing section. Miami-Dade County Code Chapter 8 (read in full) and the Town's Code of Ordinances amend nothing in Section 1521 and state no layer limit of their own. Section 1521.9: "One additional roofing system may be applied over an original roofing assembly, providing the existing roofing assembly complies with the requirements of Section 1521." Section 1521.17: "Asphalt shingle assemblies may be applied over one existing layer of asphalt shingles having not more than 1/8-inch (3.2 mm) difference in level in the existing shingle material." Section 1521.16: "No recover application shall take place over existing wood shingles, shakes, slate, tile or metal shingles."
Deck & sheathing requirements
High-Velocity Hurricane Zone rules (Florida Building Code, Building): "All roofing systems and prepared roof coverings shall be installed over solid decks, unless otherwise specifically allowed in other sections of this code" (1515.2.1). On a reroof, no new roofing system may go over a deck "where the roof sheathing has not been fastened in compliance with this code"; "All areas of deteriorated sheathing shall be removed and replaced" (1521.5). For houses built before the Florida Building Code, Florida Building Code, Existing Building, Section 706.7 applies when a roof covering on a wood deck is removed and replaced: "Roof-decking attachment shall be as required by Section 706.7.1" and "A secondary water barrier shall be provided as required by Section 706.7.2," with the exception that "Structures permitted subject to the Florida Building Code are not required to comply with this section." The Town's re-roof package includes an Affidavit of Compliance with Roof Decking Attachment and Secondary Water Barrier under section 553.844, Florida Statutes, in which the contractor's qualifying agent certifies that "The decking attachment and fasteners will be strengthened and corrected as required by the" Florida Building Commission's Manual of Hurricane Mitigation Retrofits for Existing Site-Built Single Family Structures, and an Owner's Affidavit of Exemption from the roof-to-wall connection retrofit where the County valuation is "less than $300,000.00," the property "is not insured for more than $300,000.00," or the building was built under the Florida Building Code or the 1994 South Florida Building Code. Under Existing Building Section 706.8, "Mandated retrofits of the roof-to-wall connection shall not be required beyond a 15 percent increase in the cost of reroofing."
Sales & use tax
7% combined: the 6% Florida state sales and use tax plus Miami-Dade County's 1% discretionary sales surtax, which Florida Department of Revenue Form DR-15DSS for Calendar Year 2026 lists as two 0.5% levies, effective January 1, 1992 and January 1, 2003, neither with an expiration date. For roofing, Rule 12A-1.051, F.A.C., lists "Roofing work" among real property contracts and states that "Contractors are the ultimate consumers of materials and supplies they use to perform real property contracts and must pay tax on their costs of those materials and supplies, unless the contractor has entered a retail sale plus installation contract," and that such contractors "should charge no tax to their customers." Repairs and full replacements are treated alike.
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Related guides
The Building Division of the Town of Cutler Bay's Department of Community Development, which reviews building plans, issues building permits, including re-roofing permits, and performs inspections under the Florida Building Code for construction in the Town of Cutler Bay.
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Sources
- cutlerbay-fl.gov verified 2026-10-16
- cutlerbay-fl.gov verified 2026-10-16
- cutlerbay-fl.gov verified 2026-10-16
- leg.state.fl.us verified 2026-10-16
- cutlerbay-fl.gov verified 2026-10-16
- library.municode.com verified 2026-10-16
- codes.iccsafe.org verified 2026-10-16
- floridarevenue.com verified 2026-10-16
- codes.iccsafe.org verified 2026-10-16