Roof Inspection Miramar, FL | Tile, Flat and Underlayment

Roofs across the city

Why Roof Age Is the Real Question in Miramar

Inland, salt air takes a back seat. Sun, rain and wind off open ground do most of the work here, and the age of the first roof often matters more than how it looks.

Local field sheetMiramar, FL

Sheet · Roof Inspection

Concrete homes from the 1950s and 1960s near the original city limits, then master-planned lake communities from the 1990s and 2000s running west toward the Everglades, with townhomes and gated low-rise condos mixed in.

County: Broward County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 6.4 miles from 3610 N 65th Ave, Hollywood
Typical homes: 1950s and 1960s concrete homes in the east, master-planned lake communities from the 1990s on in the west
Roofs: Flat roofs on the city's first homes. Later subdivisions mix tile and shingle, so confirm by address
Attached homes: Townhomes, villas and gated low-rise condos, with few towers. Some communities are listed as 55-plus
Water: Lakes and canals, mostly South Broward Drainage District. Inland, with less salt air than the coast
Code and limits: HVHZ, like all of Broward. City limits run from US 441 to the Everglades Conservation Area
ZIP codes: 33023 · 33025 · 33027 · 33029

Neighborhoods we cover

Historic Miramar
Miramar Isles
Miramar Park
Silver Lakes
Silver Shores
Monarch Lakes
Sunset Lakes
Riviera Isles
Huntington
Nautica
Sunset Falls
Silver Falls
Avalon
Villages of Renaissance
Miramar Town Center

First roofs coming due
Recent Silver Lakes sales cluster around 1993 to 1996, and Monarch Lakes listings around 1999 to 2003. If a tile roof from those years has never been replaced, ask what the underlayment has left. Tile can outlive the layer beneath it, so a clean surface does not settle the question.
Flat roofs from day one
The city's own history says its first homes were concrete with flat roofs. On older streets you may still find flat or low-slope sections, some of them later additions. We look for ponding, tired seams and how water leaves the surface, then check the ceiling below.
Open lakes and long wind runs
The city limits end at the Everglades Conservation Area, and many lots back onto open water. Wind has little to slow it across either one. We look closely at ridge and hip caps, edge pieces and fasteners on exposed slopes, where wind tends to get under a roof first.

On the roof

What We Check on a Miramar Roof

The drone is up. Scroll the list or tap a pin, then switch to X-ray for what shows only from inside the attic.

Roof covering
Cracked or slipped tile, shingle granule loss, rust on metal panels and blistered flat sections. We record the material and what its age looks like.
Tiles · shingles · panels
Ridges & hips
Caps and the mortar or foam holding them. On lake-facing slopes and along the western edge of the city, this is a priority after a windy season.
Caps · adhesion
Flashing & penetrations
Vents, pipe boots, skylights and the wall flashing where a two-story section meets a lower roof, a common place for a leak to begin.
Most leaks start here
Fascia, soffit & drip edge
Soffit vents, fascia boards and the drip edge, for rot, gaps and pest entry. Even a newer stucco home can hide soft fascia behind fresh paint.
Rot · gaps
Underlayment & roof deck
Stains, daylight, soft decking and old patches, seen from the attic. With a tile roof past about 20 years, read this part of the report first.
Seen from the attic
Attic ventilation
Intake and exhaust vents that manage heat and moisture. A hot attic ages the materials above it and makes an upstairs air handler work harder.
Heat · moisture

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

Drone · 120 ft

Before someone else asks

What a Miramar Roof Inspection Tells You Before Your Insurer Asks

Tile is a long-lived covering, and that can lull owners into waiting. As a general rule the layer beneath gives out before the tile does, and leaks tend to begin there. Underwriters, buyers and roofers all want the install date, so a permit record and a clear set of photos say more than the view from the driveway. Many associations also have rules on color and profile, so a re-roof plan often starts with them.

Peter documents the covering, flashing and edges by drone or up close, then goes into the attic to see the underside. We stay off fragile tile when a drone gets a better view without the risk. You receive photos of the whole surface and an estimate of remaining useful life. We report condition and do not sell roofing, so nothing in the report depends on a job.

Drone photos of the full surface when conditions allow
Remaining-life estimate for buyers and insurers
Attic review to catch leaks from below

Buying a 1990s or 2000s home
Find out whether the roof is original and roughly how long it has left before your contingency runs out.
Insurer asking about age
Section 627.7011 sets specific rules for roofs at and above 15 years, and an inspection can document useful life.
After a storm
Get dated photos of lifted caps, slipped tile and torn sections for your roofer or your claim.
Planning a re-roof
See the deck and flashing before you price the job. It is also the moment to update your wind mitigation form.

Know your roof

How Long Miramar's Common Roof Types Usually Last

Typical service life for the coverings you will see, from the older streets to the lake communities, and 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 Miramar Roof Inspection Works

Tell us the reason
A purchase, an insurer's letter or a storm: your reason shapes what the report leads with.
Drone and attic
We photograph the full surface and roof edges, then inspect the underside from inside.
Remaining life estimated
Findings are summarized with an estimate of useful life, based on type, age and what we can observe.
In your inbox within 24 hours
A clear report you can send to your agent, carrier, association 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

Roof Inspection FAQs for Miramar, FL

What owners here ask about their roofs. Anything else? Call (954) 297-0317.

My Silver Lakes or Monarch Lakes roof looks fine. Why inspect it?

A tile surface can look sound while the underlayment beneath it ages, and a first-generation roof from the 1990s or early 2000s may be at that stage. An inspection gives you photos, an attic view and a useful-life estimate instead of a guess.

How long does tile last on a Miramar home?

As a general range, tile can serve for 30 to 50 years, while the underlayment below it often needs replacing after about 20 to 25. Installation and upkeep move those numbers, and only a look at your own roof can say more.

Does Miramar keep a record of when my roof was replaced?

Try the city's permit portal or the Building Division counter at 2200 Civic Center Place. The city warns it may not hold plans older than 10 years. Re-roof dates in your closing file or from the association can also help.

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

Under Section 627.7011, an insurer may not refuse to issue or renew solely because a roof is under 15 years old. For an older roof it must allow an inspection by an authorized inspector, and age alone cannot be the reason if that inspection shows 5 or more years of useful life.

What does Citizens want for an older tile roof?

Citizens asks for documentation of at least five years of remaining useful life on hard roofing older than 50 years and soft roofing older than 25. Private carriers set their own rules, so ask your agent.

Do you walk on tile roofs?

We try not to. Clay and concrete tile can crack under a boot, so we use a drone and vantage points when walking may cause damage, and we go into the attic to see the underside.

Is the roof part of a home inspection in Miramar?

Yes, every home inspection includes it. A standalone roof inspection spends longer on one question, and it works well with a 4-point when your carrier is the one asking.

Often booked together