Permitting Authorities / Town of Miami Lakes - Building Department
Do you need a permit to replace a roof in Miami Lakes, FL?
Adopted codeTown of Miami Lakes - Building Department
Yes, a permit is required to replace a roof in Miami Lakes, FL, issued by Town of Miami Lakes - Building Department. Re-roofing in Miami Lakes is permit work. The Town's Permit Types and Checklists page lists Roofing as its own permit type, with a review time of "2-3 Business Days," and asks for the Town's permit application and HOA affidavit, "Two (2) copies of roofing package indicating details" and, for a metal roof, a color sample; the same row states "CANNOT be Owner Builder." The Town's Building Permit Application has a Roofing permit type, and the Town's posted fee schedule (dated 10/1/2020) carries a "ROOFING/RE-ROOFING/ROOF REPAIR" fee category. The roofing package is the "High Velocity Hurricane Zone Uniform Roofing Application Form for Miami-Dade County" under the "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 Lakes 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." Under the Town's fee schedule, work begun before a permit is obtained is charged "an additional fee of 100% of the usual permit fee" on top of the permit fee, plus $100.00, citing Miami-Dade County Code section 8-12(c), with higher charges on a second and later offense. The Town's Early Start Request Program lets construction work begin while the permit application is being reviewed.
Roof code checklist: Miami Lakes, FL
| Item | Answer | Code cite | Source | Verified |
|---|---|---|---|---|
| Permit to replace a roof | Yes | miamilakes-fl.gov | 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 | Roofing-Package-Florida-Building-... | 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 | Not published | |||
| Impact-resistant (Class 4) roofing | Not published | |||
| Wind design criteria | Published | codes.iccsafe.org | 2026-10-16 | |
| Adopted code | Published | Sec. 4-19 | 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 Miami Lakes, Florida
Jurisdiction type
city
Address
6601 Main Street, Suite 101, Miami Lakes, FL 33014
Contact
- url: https://www.miamilakes-fl.gov/departments/building-zoning-and-code-compliance/
- phone: 305-827-4015
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: In the High-Velocity Hurricane Zone, which includes Miami-Dade County, Florida Building Code, Building, Section 1512.3.1 calls for the Uniform Roofing Permit Application to be "completed and executed by a licensed contractor." The Town's contractor registration checklist accepts a state certification or state registration, or a certificate of competency.
- city_level: The Town's Building Department states that "Registration is mandatory for all contractors in the Town of Miami Lakes," and that "all Certificates of Insurance must be sent" directly "from the insurance company" with "a comprehensive cover letter with a clear description of the trades covered by the policy." The Town's Contractor Registration form states: "In order for contractors to apply for permits from this jurisdiction, it is mandatory to register with us," and lists state certification or state registration, a qualified business license or certificate of competency, a business tax receipt, liability insurance, and workers' compensation insurance or a certificate of exemption; the business tax receipt is a general business tax, not a trade credential. The Town's Permit Types and Checklists page states, for roofing permits, "CANNOT be Owner Builder." This record does not decide how that statement bears on the state owner-builder exemption.
Permit process note
Re-roofing in Miami Lakes is permit work. The Town's Permit Types and Checklists page lists Roofing as its own permit type, with a review time of "2-3 Business Days," and asks for the Town's permit application and HOA affidavit, "Two (2) copies of roofing package indicating details" and, for a metal roof, a color sample; the same row states "CANNOT be Owner Builder." The Town's Building Permit Application has a Roofing permit type, and the Town's posted fee schedule (dated 10/1/2020) carries a "ROOFING/RE-ROOFING/ROOF REPAIR" fee category. The roofing package is the "High Velocity Hurricane Zone Uniform Roofing Application Form for Miami-Dade County" under the "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 Lakes 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." Under the Town's fee schedule, work begun before a permit is obtained is charged "an additional fee of 100% of the usual permit fee" on top of the permit fee, plus $100.00, citing Miami-Dade County Code section 8-12(c), with higher charges on a second and later offense. The Town's Early Start Request Program lets construction work begin while the permit application is being reviewed.
Inspection requirements
Inspections are requested through the Town's eTRAKiT web portal, the NextMe web portal, by phone at (305) 364-6100, or in person at Town Hall during business hours. The Town lists inspection request hours of 8 a.m. to 3:30 p.m., Monday through Friday. For flat and metal roofs, the roofing qualifier signs a notarized Certificate of Compliance roofing affidavit that is "REQUIRED FOR FINAL INSPECTION."
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. Town Code section 4-19 states: "The Florida Building Code is adopted." 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," and section 8-2 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; none reaches roofing. The Town's building chapter (Town Code Chapter 4, read in full) otherwise covers permit fees, perimeter walls and flood hazard areas and makes no technical amendment to the roofing provisions. The Town's roofing package uses the HVHZ Uniform Roofing Application Form for Miami-Dade County under the "Florida Building Code 8th Edition (2023)." Because Miami Lakes 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 in the Town's roofing package asks for the "Drip Edge Type & Size" of steep-sloped systems. Neither Miami-Dade County Code Chapter 8 nor Town Code Chapter 4 amends these sections. About drip edge
Ice & water shield
Not required — Miami Lakes 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." Neither Miami-Dade County Code Chapter 8 (Article I, read in full, including its local technical amendments in section 8-31) nor Town Code Chapter 4 (read in full) adds one. A self-adhered underlayment used as the underlayment the product approval and Section 1518 call for is not prohibited. About ice & water barrier
Repair permit threshold
The Town publishes no roof-repair size or dollar line below which a permit is not needed; its fee schedule prices roof repair together with roofing and re-roofing. 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." 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
Miami Lakes 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 HVHZ Uniform Roofing Application in the Town's roofing package asks for the "Minimum Design Wind Pressures, From Applicable RAS 127 Table or Calculations" for steep-sloped roofs, and states that "All calculations must be submitted to the Building Official at the time of permit application." Roofing products are approved by Miami-Dade Notice of Acceptance.
Roof layer limit / recover
Miami Lakes 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 (Article I, read in full) and Town Code Chapter 4 (read in full) 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 roofing package includes a Sheathing Affidavit in which the roofing qualifier affirms having "personally inspected the re-nailing of the existing roof sheathing," and quotes the rule that "when existing roofs are re-roofed to the point that the existing roofing is removed down to the plywood sheathing, the existing roof sheathing shall be re-nailed with 8d ring shank nails," spaced "six inches on center at panel edges, six inches on center at intermediate supports." The package's Owners Notification warns: "When replacing roofing, the existing wood roof deck may have to be renailed in accordance with the current provisions of Chapter 16 (High Velocity Hurricane Zones) of the Florida Building Code." The package also includes the special inspection report for roof decking attachment and secondary water barrier and the owner's affidavit of exemption from the roof-to-wall connection retrofit under section 553.844, Florida Statutes.
Sales & use tax
7% combined on materials: 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. Per the Department, the surtax "applies to the first $5,000 of the sales amount on the sale, use, lease, rental, or license to use any item of tangible personal property." Under Rule 12A-1.051, Florida Administrative Code, "Roofing work" is a real property contract, and "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"; such contractors "should charge no tax to their customers, regardless of whether they itemize charges for materials and labor in their proposals or invoices." The rate is the roofer's cost on materials, repair and replacement alike, not a tax charged to the homeowner.
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Related guides
The permitting authority for the Town of Miami Lakes. The Town's Building Department "is responsible for the review, inspection and permitting of new construction and/or alterations to any structures within the Town," including roofing permits, with applications, fee payment and inspection scheduling handled through the Town's eTRAKiT web portal.
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Sources
- miamilakes-fl.gov verified 2026-10-16
- miamilakes-fl.gov verified 2026-10-16
- leg.state.fl.us verified 2026-10-16
- miamilakes-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
- miamilakes-fl.gov verified 2026-10-16