Roof Inspection Miami Beach, FL | Flat, Tile and Drone

What this city does to a roof

Flat Roofs, Clay Tile and Salt in Miami Beach

The style of the building largely decides the roof. City preservation pages call the flat roof a signature of MiMo, and red or orange clay tile a staple of Mediterranean Revival. They fail in different ways.

Local field sheetMiami Beach, FL

Sheet · Roof Inspection

A chain of barrier and man-made islands between the ocean and Biscayne Bay: 1930s apartment buildings in South Beach, MiMo garden buildings and towers in Mid and North Beach, and single-family houses on the islands.

County: Miami-Dade County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 18.2 miles from 3610 N 65th Ave, Hollywood
Typical homes: 1930s apartments turned condos, MiMo garden buildings, towers, and houses on the islands
Roofs: Flat roofs on low-rise Deco and MiMo buildings, clay tile on Mediterranean Revival houses
Condos: Low-rises around Flamingo Park and in North Beach, towers on Collins Ave and at South Pointe
Water and salt: Ocean on one side, Biscayne Bay on the other. King tides still reach some low streets
Building records: County recertification filed with the city, searchable by address on its online permit portal
ZIP codes: 33139 · 33140 · 33141

Neighborhoods we cover

South Beach
South of Fifth
Flamingo/Lummus
West Avenue
Sunset Harbour
Venetian Islands
Star Island
Palm and Hibiscus Islands
Sunset Islands
Mid-Beach
Nautilus
North Beach
La Gorce
North Shore
Normandy Isles
Biscayne Point

Flat roofs that hold water
A flat roof depends on its drains and scuppers instead of its slope. Ponding, clogged outlets and split seams around A/C stands are what we look for on low-rise buildings from South Beach to North Shore. On many, a leak shows up first in a top-floor ceiling.
Parapets and broad eaves
Where a wall rises past the roof, it needs its own flashing and cap. Cracked stucco and rusted metal up there can send water down inside the wall, well away from the roof itself. MiMo buildings add wide overhanging eaves, whose undersides deserve a look too.
Whose roof is it?
In a condo building, the association generally controls the roof, so a unit buyer usually cannot order repairs. Boards and owners of small apartment buildings are the ones who hire this inspection. If you are buying a unit, ask for the roof's age and the last re-roof permit.

Up top and from below

What a Miami Beach Roof Inspection Looks At

The camera is up. Scroll the list or tap a pin, then switch to X-ray for the view from below where a building allows it.

Roof covering
Blisters, splits and worn coatings on flat roofs, cracked or slipped clay tile, rust on metal panels. Each one reacts differently to sun and salt.
Flat · tile · metal
Ridges & hips
Caps and the mortar or foam under them on tile houses. On flat roofs, the same job falls to the parapet cap and edge metal.
Caps · parapet edge
Flashing & penetrations
Vents, pipe boots, skylights, A/C curbs and wall flashing. Salt air works on exposed metal here, so thin or rusted pieces go in the report.
Curbs · boots · flashing
Fascia, soffit & drip edge
Fascia, soffit and drip edge, including the broad overhanging eaves on MiMo buildings, where stucco can crack and stain.
Eaves · rot · gaps
Underlayment & roof deck
From an attic or ceiling space we look for stains, daylight and soft decking. Flat roofs with no attic limit this view, and the report says so.
Seen from below
Attic ventilation
Intake and exhaust on sloped roofs with attics. Older flat roofs may have little venting, so we note signs of trapped heat and moisture.
Heat · moisture

Drone photo of a clay tile roof during a roof inspection in South Florida

Drone · 120 ft

Why it matters on the island

A Roof Inspection Built Around Miami Beach Buildings

Salt, rain and sun are hard on roofs all over South Florida. Here, two things change the work. Many buildings carry flat roofs, where water can sit instead of running off. And many owners are associations rather than individuals, with budgets and schedules to plan around a replacement.

Peter photographs the full surface up close or by drone where airspace rules and building access allow, then checks the underside from wherever there is an opening. He avoids walking on clay tile, which cracks underfoot. You get photos of the roof and an estimate of remaining useful life, in a report you can share with your board, insurer or roofer.

Drone or close-up photos of the surface
Remaining useful life estimate
A report ready to share with a board or insurer

Condo boards and small associations
Plan a roof project with photos and a remaining-life estimate in hand, before it becomes a leak call.
A house on the islands
Know the roof's condition before your inspection period ends, especially on older clay tile.
Insurance renewal
Citizens asks for proof of at least five years of useful life on soft roofing older than 25 years or hard roofing older than 50.
After a storm
Get wind damage photographed while it is fresh, for your roofer or your claim.

Roof types here

Roof Types in Miami Beach and How They Age

Typical service life for what you see on these buildings and houses, plus what we look for on each.

Roof type	Typical service life	What we look for
Clay & concrete tile	30–50 years for the tiles; underlayment often 20–25	Cracked or slipped tiles, underlayment age, ridge and hip adhesion, flashing
Asphalt shingle	About 15–20 years in South Florida sun	Granule loss, curling or lifted tabs, nail pops, worn flashing
Metal (standing seam)	40+ years	Fasteners, seams, rust, coating condition and flashing at walls
Flat / low-slope	About 10–20 years	Ponding water, blisters, open seams and flashing at parapets

Typical ranges only. Actual life depends on installation, maintenance and storm exposure, and your insurer may apply its own age limits.

Simple from start to finish

How a Miami Beach Roof Inspection Is Done

Tell us the building
House or association, roof type if you know it, and why you need the report: purchase, renewal or storm.
Arrange roof access
Many buildings keep the roof hatch locked. Your manager or board can let us up, so we plan that first.
Surface and underside
Photos of the surface, drains, parapets and flashing, then a look from below wherever the building allows.
Report within 24 hours
Condition, photos and remaining life, ready to send to your insurer, board or roofer.

Peter Lemos, certified home inspector in South Florida

Your inspector

Peter Lemos, Certified Master Inspector®

Locally owned in Hollywood, FL and serving South Florida since 2008. Peter holds InterNACHI certifications in wind mitigation, 4-point and mold inspection, and clients rate Global Home Inspectors 5 stars on Google.

Meet Peter

2008Since

4.9★Google

3Counties

24hReports

Client notes · Google reviews

What South Florida Homeowners Say

4.9 Based on 82 Google reviews

“I called Global Home Inspectors to conduct a 4 point inspection and wind mitigation inspection. Peter arrived on time and was very professional. He started the inspection process immediately and took pictures. I received my report the same day and I am very pleased with the service. …”

Monique M.4-point & wind mitigation

“From start to finish, Peter was prompt, professional, and incredibly thorough. He took the time to explain every detail, answer our questions, and provide a clear and comprehensive report.”

Kendry A.Home inspection

“He was able to come out and complete the inspection within 24 hours and send me the report the same day. Most companies would have taken a week to come out and another week to send the report.”

R. Mast4-point inspection

“After a few upgrades to our home, we needed to provide our insurance company with an updated 4 point & wind mitigation inspection. I’m so glad I went with Peter because he was fantastic! He arrived on time, was a great communicator, and sent the reports very quickly. …”

Mari H.4-point & wind mitigation

“Peter visited my place as scheduled and came prepared with a good understanding of my house's historical record. … I received the report 20 minutes right after his leave. Super fast! … p.s. the drone is really cool; used to take a full view of the roof.”

NeilInsurance inspection

“Mr. Lemos is very responsive, attentive, customer friendly. Working with him and mutual customer was an absolute breath of fresh air. …”

Angela C.Insurance agent, State Farm

Read all 82 reviews on Google Leave a review See all client reviews

Good questions

Miami Beach Roof Inspection FAQs

What owners and boards ask about roofs here. Don't see yours? Call (954) 297-0317.

Can you fly a drone over a Miami Beach building?

Often, but not always. Flights depend on airspace rules, wind and the building itself, and we check before we fly. If a drone is not an option, we inspect from the roof, the parapet or other safe vantage points.

Why do flat roofs leak in older Miami Beach buildings?

They rely on drainage rather than slope. Clogged drains, split seams, worn flashing at parapets and repairs layered over repairs all let water sit and find a way in. Salt air adds to the wear on any metal in those details.

I am buying a condo on Collins Avenue. Should I order a roof inspection?

Usually not on your own. The roof generally belongs to the association, so ask for its age, the last re-roof permit and any planned assessment. A condo inspection covers what is inside your unit, including top-floor ceilings.

Can my insurer refuse my policy because of my roof's age?

Section 627.7011(5), Florida Statutes, says an insurer may not refuse a homeowner's policy solely because a roof is under 15 years old. For an older roof, it must allow an inspection by an authorized inspector at your expense, and age alone cannot be the reason if that shows five or more years of useful life.

How long does a clay tile roof last in Miami Beach?

Often longer than the layer under it. The tile can outlast the underlayment by years, and that underlayment is usually what ends the roof's service. Salt air and installation quality shorten both, and actual life varies from roof to roof.

Is the roof part of a home inspection?

Yes. A home inspection covers the roof on a house. Order a standalone report when the roof is the real question, such as an insurance renewal, an association's planning or a storm. A 4-point also reports on it for your insurer.

Often booked together