Permitting Authorities / City of Miami Gardens - Building Services Division
Do you need a permit to replace a roof in Miami Gardens, FL?
Adopted codeCity of Miami Gardens - Building Services Division
Yes, a permit is required to replace a roof in Miami Gardens, FL, issued by City of Miami Gardens - Building Services Division. Miami Gardens is in Miami-Dade County, part of the Florida Building Code's High-Velocity Hurricane Zone (HVHZ), where Section 1512.3 of the Florida Building Code, Building 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 city's fee schedule (revised September 11, 2024) carries a dedicated "ROOFING AND RE-ROOFING" permit fee ($0.14 per square foot for flat and shingle roofs, $0.17 for tile and metal, $138.25 minimum). The city's page on the state $7,500 permit exemption (House Bill 803, effective July 1, 2026) lists roofing as structural work that is "not eligible for this exemption, regardless of cost". The city's Roofing Permit Checklist asks for a permit application, the roofing fee sheet, a Homeowners Association affidavit, workers' compensation exemption notice, the roof-to-wall connection affidavit, the Owner's Notification for roofing considerations, the HVHZ roofing package (the Florida Building Code 8th Edition (2023) High Velocity Hurricane Zone Uniform Roofing Application Form for Miami Gardens), the Miami-Dade prescriptive anchor/base sheet attachment table or site-specific engineering calculations, product approvals (Florida product approval and Miami-Dade NOA) and UL listings, and an OSHA ladder information sheet. The checklist states that a "Notice of Commencement (NOC) must be recorded, submitted, and displayed prior to scheduling the first inspection for any non-mechanical project with a job value over $5,000"; the city's older (2020) permit application form still states $2,500. The owner-builder disclosure in the city's roofing packet states that "a sole qualified owner may make application for a permit" under the state owner-builder exemption, while Florida Building Code Section 1512.3.1 states that the HVHZ Uniform Roofing Permit Application is to be "completed and executed by a licensed contractor". Permits, fees and inspection requests are handled through the city's online Customer Self Service portal; inspection requests made before 3 p.m. are scheduled for the next business day.
Roof code checklist: Miami Gardens, FL
| Item | Answer | Code cite | Source | Verified |
|---|---|---|---|---|
| Permit to replace a roof | Yes | miamigardens-fl.gov | 2026-09-26 | |
| Repair permit threshold | Published | miamigardens-fl.gov | 2026-09-26 | |
| Layer limit / roof-over | Published | codes.iccsafe.org | 2026-09-26 | |
| Deck & sheathing | Published | miamigardens-fl.gov | 2026-09-26 | |
| Drip edge | Yes | codes.iccsafe.org | 2026-09-26 | |
| Ice & water shield | No | R905.1.2 | codes.iccsafe.org | 2026-09-26 |
| Mid-roof inspection | Yes | Sec. 1512.4.1 | miamigardens-fl.gov | 2026-09-26 |
| Impact-resistant (Class 4) roofing | No | codes.iccsafe.org | 2026-09-26 | |
| Wind design criteria | Published | codes.iccsafe.org | 2026-09-26 | |
| Adopted code | Published | library.municode.com | 2026-09-26 | |
| Contractor license / registration | Yes | leg.state.fl.us | 2026-09-26 | |
| Sales & use tax | Published | dr15dss_26.pdf | 2026-09-26 |
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
City of Miami Gardens, Florida
Jurisdiction type
city
Address
18605 NW 27th Avenue, Miami Gardens, FL 33056
Contact
- url: https://www.miamigardens-fl.gov/194/Permits-Enforcement
- phone: 305-622-8027
- email: [email protected]
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." Section 489.103(7) provides an owner-builder exemption for owners building or improving their own one- or two-family residence for their own use and not for sale or lease.
- county_level: Miami-Dade County Code Sec. 10-3 makes it unlawful to act as a contractor "within the incorporated or unincorporated areas of the County, without having made application for and there having been issued a current valid certificate of competency or eligibility for the type of work done" from the state Construction Industry Licensing Board, the state Electrical Contractors' Licensing Board, or "The County's Construction Trades Qualifying Board", and "Holders of County certificates must also be registered with the State."
- city_level: The City of Miami Gardens Building Division registers contractors before they pull permits. Its Contractor Registration Requirements list, for state-licensed contractors, the state license, a certificate of liability insurance, a certificate of workers' compensation or exemption card, an occupational license from where the business is located and a copy of the qualifier's driver's license; county-licensed contractors also provide the county certificate of competency and state registration. "The City of Miami Gardens must be named as the Certificate Holder on all Insurances." The city's Building FAQ states that staff "can tell you if a contractor is registered to work in our City" at 305-622-8027. The city's roofing packet includes the state owner-builder disclosure, under which "a sole qualified owner may make application for a permit", and Florida Building Code Section 1512.3.1 states that the HVHZ Uniform Roofing Permit Application is to be "completed and executed by a licensed contractor". A local business tax receipt is a general requirement and is not a contractor credential.
Permit process note
Miami Gardens is in Miami-Dade County, part of the Florida Building Code's High-Velocity Hurricane Zone (HVHZ), where Section 1512.3 of the Florida Building Code, Building 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 city's fee schedule (revised September 11, 2024) carries a dedicated "ROOFING AND RE-ROOFING" permit fee ($0.14 per square foot for flat and shingle roofs, $0.17 for tile and metal, $138.25 minimum). The city's page on the state $7,500 permit exemption (House Bill 803, effective July 1, 2026) lists roofing as structural work that is "not eligible for this exemption, regardless of cost". The city's Roofing Permit Checklist asks for a permit application, the roofing fee sheet, a Homeowners Association affidavit, workers' compensation exemption notice, the roof-to-wall connection affidavit, the Owner's Notification for roofing considerations, the HVHZ roofing package (the Florida Building Code 8th Edition (2023) High Velocity Hurricane Zone Uniform Roofing Application Form for Miami Gardens), the Miami-Dade prescriptive anchor/base sheet attachment table or site-specific engineering calculations, product approvals (Florida product approval and Miami-Dade NOA) and UL listings, and an OSHA ladder information sheet. The checklist states that a "Notice of Commencement (NOC) must be recorded, submitted, and displayed prior to scheduling the first inspection for any non-mechanical project with a job value over $5,000"; the city's older (2020) permit application form still states $2,500. The owner-builder disclosure in the city's roofing packet states that "a sole qualified owner may make application for a permit" under the state owner-builder exemption, while Florida Building Code Section 1512.3.1 states that the HVHZ Uniform Roofing Permit Application is to be "completed and executed by a licensed contractor". Permits, fees and inspection requests are handled through the city's online Customer Self Service portal; inspection requests made before 3 p.m. are scheduled for the next business day.
Inspection requirements
Roofing work is inspected in phases under Florida Building Code, Building, Section 1512.4 (High-Velocity Hurricane Zone). The city's roofing fee sheet lists the required inspections by roof type: flat roofs "135 – Tin Cap", "137 – Mop in Progress" and "199 – Final"; shingle roofs "135 – Tin Cap", "138 – Shingle/Tile in Progress" and "199 – Final"; tile roofs all four (135, 137, 138 and 199); mortar-set tile "134 – Sheathing", 135, 138 and 199, with a "Pull test required prior to final inspection"; metal roofs "138 – Shingle/Tile in Progress" and "199 – Final". A Product Control Notice of Acceptance and method of installation "must be provided at time of permit application and posted at jobsite for inspection on all roofing systems." Inspections are requested through the city's Customer Self Service portal; the Building Division states that requests made "prior to 3 p.m. will be scheduled for the next business day."
Adopted code
Florida Building Code, 8th Edition (2023), adopted statewide by Rule 61G20-1.001, F.A.C. The city's Building Public Notice states that "the Florida Building Code EIGHTH (2023) Edition becomes effective on December 31, 2023", and its HVHZ roofing application is headed "Florida Building Code 8th Edition (2023)". Miami Gardens Code Sec. 28-44 makes the Florida Building Code "the building code for the city", and Sec. 28-45 incorporates "The provisions of the Florida Building Code as applicable to high velocity hurricane zones" and adopts "The high velocity hurricane zone roofing requirements with accompanying Roofing Application Standards (RAS)". The city's only local technical amendments (Sec. 28-46) set plumbing fixture flow rates and do not touch roofing. Because Miami Gardens is in the High-Velocity Hurricane Zone (Miami-Dade and Broward counties), roofing on houses follows Florida Building Code, Building, Sections 1512 through 1525 rather than Chapter 9 of the Residential volume (Residential Section R901.1, Exception, and Section R4402.1). Some of the city's older roofing forms (the 2020 roofing fee sheet, owner's notification and re-roofing affidavit) still refer to the 2020 edition.
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: "The vertical face shall be a minimum of 1 1/2 inches (38 mm) and shall extend down not less than 1/2 inch (12.7 mm) below the sheathing or other member immediately contiguous thereto. In all cases, the deck flange shall be not less than 2 inches (51 mm) in width," and Section 1517.6.2.6 requires the deck flange to be "nailed with an approved minimum 12 gage annular ring shank nail at 4 inches (102 mm) o.c." For tile, Section 1518.8.7 requires tile to "extend beyond the drip edge (not including the rake) not less than 3/4 inch (19 mm) but not more than 2 inches (51 mm)." The city's HVHZ roofing application asks for the "Drip Edge Type & Size" on steep-slope roofs, and its roofing fee sheet lists a "Minimum 26 gauge galvanized gravel stop/drip edge" for flat roofs and "Minimum 26 gauge galvanized eaves drip and valley metal" for mortar-set tile. Miami Gardens Code Sec. 28-45 adopts these HVHZ roofing requirements and the city amends none of them. About drip edge
Ice & water shield
Not required — Florida's residential code reserves the ice-barrier section ("R905.1.2 Ice barriers. Reserved."), and the High-Velocity Hurricane Zone roofing sections that apply in Miami Gardens (Florida Building Code, Building, Sections 1512 through 1525) contain no ice-barrier requirement. Miami Gardens Code Chapter 28 adds none; its only local technical amendments (Sec. 28-46) concern plumbing fixtures. A full-deck self-adhering ASTM D1970 underlayment remains one of the permitted underlayment methods for shingle, metal, slate and similar roofs under Section 1518.2.1. About ice & water barrier
Mid-roof inspection
Required — Florida Building Code, Building, Section 1512.4.1 (High-Velocity Hurricane Zone): "All roofing work for which a permit is required shall be inspected by the building official. ... 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); adhesive-set and mortar-set tile also need a TAS 106 field uplift test before final (1512.4.2.4), and "After all roofing work has been completed, a final inspection shall be performed by the building official" (1512.4.3.3). The city's roofing fee sheet (revised December 3, 2020, and still posted with its roofing permit forms) lists the required inspections by roof type; for a shingle roof they are "135 – Tin Cap", "138 – Shingle/Tile in Progress" and "199 – Final", and mortar-set tile adds "134 – Sheathing".
Impact-resistant roofing
Not required — Neither the Florida Building Code's High-Velocity Hurricane Zone roofing sections that apply in Miami Gardens (Building, Sections 1512 through 1525) nor Miami Gardens Code Chapter 28, which adopts them and carries the city's local amendments, contains a UL 2218 or Class 4 impact requirement for roof coverings. The HVHZ sections' one impact provision, Section 1515.2.4, applies to low-slope roof coverings and refers to ASTM D3746, ASTM D4272, FM 4470 or TAS 114 testing; it is not a UL 2218 or Class 4 rating for shingles or other steep-slope coverings. Fire classification (Section 1516) and wind resistance are separate requirements.
Repair permit threshold
The city's page on the state $7,500 permit exemption lists "Structural work (Railings, guards, pool barrier, fences, windows and doors, siding and soffits, roofing, elevated decks are all items with structural requirements and considered structural)" among the types of work that "are not eligible for this exemption, regardless of cost". The statute itself, section 553.79(1)(g), Florida Statutes, in effect since July 1, 2026, requires a local government to "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", but not for "Work on a property that is partially or entirely located in a flood hazard area" or "Any electrical, plumbing, structural, mechanical, or gas work performed on property containing a single-family dwelling", and only on "a written request for exemption to the local enforcement agency with a copy of the contract or other documentation demonstrating the nature and the value of the work to be performed"; a project "may not be divided into more than one project" to evade it. 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" except as Section 105 permits; Section 105.2.2 allows "Ordinary minor repairs" without a permit only "with the approval of the building official", and the city publishes no list of roof repairs it treats as minor. Separately, Section 1521.4 limits partial work: "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." Its exception: where the existing roof was built, repaired or replaced under the 2007 Florida Building Code or later, "only the repaired, replaced, or recovered portion is required to be constructed in accordance with the Florida Building Code in effect".
Wind design criteria
Miami Gardens is in the High-Velocity Hurricane Zone (HVHZ), which the Florida Building Code defines as 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". The Miami-Dade County wind load chart the city posts for replacement windows and doors on one- and two-family dwellings and townhouses up to 30 feet mean roof height uses "175 mph (3-second gust) /Exposure C". Roof-covering uplift pressures are taken from the HVHZ Roofing Application Standards (RAS 127 for steep slope, RAS 128 for low slope) or from Chapter 16 calculations and entered on the city's HVHZ Uniform Roofing Application. Asphalt shingles in the HVHZ are limited to a roof mean height of 33 feet unless the product approval states otherwise (Section 1518.7.2).
Roof layer limit / recover
Miami Gardens is in the High-Velocity Hurricane Zone, where reroofing follows Florida Building Code, Building (8th Edition, 2023), Section 1521 rather than the Residential code's reroofing section. Miami Gardens Code Sec. 28-45 adopts the HVHZ roofing requirements, and Chapter 28, read in full, amends nothing in Section 1521; none of the city's roofing forms states a layer rule of its 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." Section 1521.5 also bars a new roof "over an existing roof or over an existing roof deck where the roof sheathing has not been fastened in compliance with this code or where the roof sheathing will not permit effective fastening or where sheathing is water soaked or deteriorated so that effective attachment is not possible."
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, "All areas of deteriorated sheathing shall be removed and replaced", and "The building official shall not be required to inspect the renailing of the sheathing under this section" (1521.5). Where an existing sloped roof has spaced sheathing, the existing prepared roof covering must be removed and "New sheathing shall be applied in compliance with Chapter 16 (High-Velocity Hurricane Zones), or open spacing shall be filled with dimensional lumber to create solid wood sheathing"; "Spaced sheathing is approved for use with wood shakes and wood shingles only" (1521.15). 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 city's Residential Re-Roofing contractor affidavit states: "In accordance with Florida Statute 553.844, Please be advised that a Secondary Water Barrier shall be installed on to the existing roof", with the contractor certifying one of three methods, the first being to cover all joints in the roof sheathing or decking with a strip of approved self-adhering polymer modified bitumen tape at least 4 inches wide, applied directly to the sheathing or decking. The city's required Owner's Notification warns that "When replacing roofing, the existing wood roof deck may have to be re-nailed".
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% surtaxes effective January 1, 1992 and January 1, 2003, each with no 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". The rule's definition of a real property contract covers work to "Erect, construct, alter, repair, or maintain" a building, so repairs and full replacements are treated alike.
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Related guides
The City of Miami Gardens Building Services Division reviews, issues and inspects building permits, including roofing and re-roofing permits, for properties in the City of Miami Gardens, and enforces the Florida Building Code there. It is part of the city's Building Services Department.
Hail reports near Miami Gardens, FL
- Reports, last 24 months
- 2
- Largest, last 24 months
- 1.25 in May 23, 2025
- Most recent
- May 23, 2025 1.25 in
- Reports, last 5 years
- 10
| Date | Hail size | Distance |
|---|---|---|
| May 23, 2025 | 1.25 in | 5 mi NNW |
| May 23, 2025 | 1.00 in | 5 mi NNW |
| Mar 3, 2024 | 1.50 in | 8 mi N |
| Mar 3, 2024 | 1.00 in | 8 mi N |
| Mar 3, 2024 | 1.00 in | 7 mi N |
Source: NOAA Storm Prediction Center severe weather database and daily storm reports (reports since the start of the current year are preliminary), within 10 miles of Miami Gardens, FL (Census point). Data through Sep 30, 2026. A report is an observation, not a damage record.
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Sources
- miamigardens-fl.gov verified 2026-09-26
- miamigardens-fl.gov verified 2026-09-26
- miamigardens-fl.gov verified 2026-09-26
- leg.state.fl.us verified 2026-09-26
- miamigardens-fl.gov verified 2026-09-26
- miamigardens-fl.gov verified 2026-09-26
- miamigardens-fl.gov verified 2026-09-26
- library.municode.com verified 2026-09-26
- codes.iccsafe.org verified 2026-09-26
- floridarevenue.com verified 2026-09-26
- codes.iccsafe.org verified 2026-09-26
- miamigardens-fl.gov verified 2026-09-26