4-Point Inspection in Miami
The insurance report for homes far past the 20-year mark, common across the city's older neighborhoods.
Flat · Tile · Shingle · Metal · Miami, FL
Roof Inspection in Miami, FL
A roof inspection in Miami, FL often has to start by working out what kind of roof you have. A parapet can hide a flat roof, and tile trim can fool the eye. We photograph the surface, check the underside where we can reach it and estimate remaining useful life in a report within 24 hours.
- ImagingDrone where FAA rules allow
- Common hereFlat · Gable · Tile
- IncludesRemaining-life estimate
- ReportWithin 24 hours
Roofs in Miami
Parapets, Canopy and Airspace: Miami Roof Conditions
Sun, rain and storms are the same across South Florida. These three things are more particular to this city.
Local field sheetMiami, FL
Sheet · Roof InspectionBay-facing high-rises in Brickell and Edgewater stand apart from older inland neighborhoods, where 1920s bungalows, Mission and Mediterranean Revival houses, small apartment buildings and postwar homes fill areas like Morningside, Palm Grove, Little Havana and Shenandoah.
- County
- Miami-Dade County, FL
- Building code zone
- High-Velocity Hurricane Zone (HVHZ)
- From our office
- 19.4 miles from 3610 N 65th Ave, Hollywood
- Typical homes
- Wood-frame bungalows and masonry houses from the 1920s to the 1950s, plus small apartment buildings
- Roofs
- Gables on bungalows, flat roofs behind parapets on Mission and Pueblo houses, tile and shingle elsewhere
- Condos
- Towers in Brickell and along the Edgewater bayfront, with condo buildings in Coconut Grove too
- Water and salt
- Coast, river and canals raise flood exposure. King tides reach low streets such as those in Shorecrest
- Permits
- City of Miami Building Department, through iBuild. Historic properties also need a COA
- ZIP codes
- 33125 · 33127 · 33128 · 33129 · 33130 · 33131 · 33132 · 33133 · 33135 · 33136 · 33137 · 33138 · 33142 · 33145 · 33150
Neighborhoods we cover
- Brickell
- Edgewater
- Coconut Grove
- Little Havana
- Shenandoah
- Silver Bluff
- Morningside
- Upper Eastside
- MiMo
- Buena Vista
- Palm Grove
- Shorecrest
- Spring Garden
- Allapattah
- Little Haiti
- Flagami
Flat roofs hiding behind parapets
The city's Buena Vista East report describes Mission and Pueblo houses with parapets, sloping tile on flat surfaces and drain pipes piercing the walls. Those drains matter. Standing water, clogged outlets and cracked flashing at the parapet base are what we check first.
Trees over the roof
Coconut Grove takes pride in its greenery, and Morningside's boulevards are lined with mature tropical trees. Branches can scrape coverings, leaves block gutters and roof drains, and shade keeps surfaces damp. We note overhanging limbs and look for debris where water should run.
Controlled airspace over the city
Miami International is a Class B airport, and flying a drone in controlled airspace takes FAA authorization, with limits that vary by location. Where a flight is not possible, we document the roof from safe vantage points and the attic, and we tell you beforehand.
On the roof
Miami Roof Inspection Checklist
Move down the list or tap a pin, then switch to X-ray to see what we read from inside the attic when there is one.
-
Roof covering
Cracked or slipped tile, granule loss on shingles, rust on metal, and blisters or ponding on built-up and membrane flat roofs.
Tile · shingle · metal · flat -
Ridges & hips
On sloped roofs, ridge and hip caps and what holds them down, mortar or foam. On parapet houses, we also look at the decorative tile row along the top of the wall.
Caps · adhesion -
Flashing & penetrations
Pipe boots, vents, skylights and wall flashing, where leaks usually begin. On flat roofs, the joint where the covering turns up the parapet wall deserves the closest look.
Parapet joints · penetrations -
Fascia, soffit & drip edge
Wide bungalow eaves mean long runs of wood fascia and soffit, so we look for rot, gaps and pest entry along the whole edge.
Rot · gaps -
Underlayment & roof deck
From the attic we look for stains, daylight and soft decking. Older houses may have board decking, where gaps and old nail lines read differently from plywood.
Seen from the attic -
Attic ventilation
How well the attic sheds heat and moisture, including through the louvered vents and dormers common on Miami bungalows.
Heat · moisture
Why inspect the roof
A Miami Roof Inspection for Buyers, Insurers and Owners of Old Houses
Your insurer, your buyer and your roofer all want the same answers: what the roof is, how old it is and how long it should last. Older houses here can make that harder. One roof may have several sections added over the decades, each with its own age and its own permit trail. Working that out before you close or before renewal beats learning it when a leak or a letter arrives.
Peter documents the covering, flashing and roof edge up close or by drone when a flight is authorized, then checks the underside from the attic if the house has one. Tile cracks underfoot, so he stays off it when a camera can do the job. A historic district adds one more consideration: the city reviews work on historic properties, and it lists a roof replacement using the original historic materials as a minor project its staff can handle.
- Photos of the full roof surface
- Estimate of remaining useful life, ready for an insurer
- Attic or underside check for hidden leaks
Buying an older house
Learn the real roof type and its rough remaining life before the inspection period closes.
Insurance renewal
Roof age comes up early with most carriers. A documented condition report gives your agent something to work with.
After a storm
Photograph wind damage while it is fresh, for your roofer or your claim.
Selling in Miami
Answer the roof question up front, before a buyer's inspector brings it up.
Know your roof
Roof Types on Miami Homes and How Long They Last
Typical service life for the roof types you will see across the city, and what we look for on each. Actual life depends on installation and upkeep.
| Roof type | Typical service life | What we look for |
|---|---|---|
 | 30–50 years for the tiles; underlayment often 20–25 | Cracked or slipped tiles, underlayment age, ridge and hip adhesion, flashing |
 | About 15–20 years in South Florida sun | Granule loss, curling or lifted tabs, nail pops, worn flashing |
 | 40+ years | Fasteners, seams, rust, coating condition and flashing at walls |
 | 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 Roof Inspection Works
Say why you need it
Purchase, insurer or storm: the reason decides what the report emphasizes. Mention the last re-roof date if you know it.
Check the airspace
We confirm whether a drone flight is allowed at your address, and plan vantage points if it is not.
Surface and underside
Close-up and overhead photos of the covering and edges, then the attic or accessible underside.
Report within 24 hours
Condition findings and a remaining-life estimate, ready to share with an agent, insurer or roofer.
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.
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. …”
“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.”
“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.”
“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. …”
“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.”
“Mr. Lemos is very responsive, attentive, customer friendly. Working with him and mutual customer was an absolute breath of fresh air. …”
Good questions
Miami Roof Inspection FAQs
What owners ask about roofs in Miami. Not listed? Call (954) 297-0317.
Can you fly a drone near Miami International Airport?
Sometimes. Flying in controlled airspace requires FAA authorization, and what is allowed depends on the exact location. If a flight is not possible, we use safe vantage points and the attic, so the inspection still goes ahead.
Do I need permission to replace a roof in a Miami historic district?
Expect an extra step. The city requires a certificate of appropriateness for work on historic properties, plus regular permits. A replacement using the original historic materials is listed as a minor project staff can review. Call preservation staff before you sign with a roofer.
Why does my flat roof keep leaking near the wall?
On a parapet house, the joint between roof and wall and the outlets that drain through it are the usual suspects. We look at how water moves across the roof and where it stands, then report what a roofer should address.
Can an insurer turn me down over an old roof?
Under Section 627.7011, Florida Statutes, not solely because of age if the roof is under 15 years old. An older roof has a different rule: the insurer must allow an inspection by an authorized inspector at your expense, and age alone cannot justify refusal if it shows 5 or more years of useful life.
How do I find the permit for my Miami re-roof?
Inside the city, check the iBuild portal, or ask the Building Department's microfilm section for records, which carries a fee. The permit date also helps on the wind mitigation form and the 4-point report.
Do you inspect after a hurricane?
Yes. We photograph visible wind and storm damage across the roof and its edges, which helps when you speak with a roofer or your insurer. We have no roofing work to sell, so the report sticks to condition.
Is the roof part of a home inspection?
Yes, every home inspection includes it. A standalone roof inspection goes deeper when the roof is the main question, as it often is on an older house with several sections.
Often booked together
Other Inspections in Miami
Roof questions usually lead to insurance questions. These are often booked together in Miami. All inspection services in Miami
Wind Mitigation Inspection in Miami
Form OIR-B1-1802, where a Miami-Dade NOA number or a re-roof permit can support the roof covering answer.
Home Inspection in Miami
Full inspection for buyers and sellers, from Little Havana bungalows to Mediterranean Revival houses in Morningside.
From our blog
Learn More Before You Book
Plain-English guides to the questions we hear most, from Florida law to what insurers ask for. All articles
Roofs and insurance
Florida Roof Age Rules for Home Insurance (2026)
Wind mitigation
What Is a Wind Mitigation Inspection? The 2026 Florida Guide
Wind mitigation
Wind Mitigation Report: How to Read Yours (2026)
Also nearby
Roof Inspections Near Miami
Need a roof looked at just past the city line? We also work in the neighboring cities below, with the same report.
Roof Inspection in nearby cities
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