Permit
A permit is needed
Florida’s code exempts no building work from permits (FBC Building § 105.2); in Miramar the reroof permit comes from the city’s building department.
Roof Replacement in Miramar, FL
The median home in Miramar was built in 1989; there are 93,903 of them. 70% predate 2000, and in Florida the age of the house decides what a reroof has to include.
New Roofing Costs connects homeowners with independent local roofing contractors. We do not perform roofing work.
Call (833) 781-1806 Replacement and new roofs only · homeowners
This number connects homeowners who are planning a new roof or a full roof replacement with independent local roofing contractors. It is not for leak repairs or patch jobs. The call must come from the homeowner who decides on the roof. Calls may be recorded.
The rules for a reroof in Miramar
Layers
When the old roof must come off
A tear-off to the deck is required where the roof already has two layers, where the covering is tile, slate or wood shake, or where it is water-soaked or deteriorated (FBC Existing Building 706.3).
The 25 percent rule
Partial work can bring in the whole roof
Florida limits partial work: if more than 25 percent of a roof or roof section is redone in 12 months, the whole roof or section has to meet the current code. Roofs built or replaced under the 2007 Florida Building Code or later are exempt; only the new part must meet the code in effect (FBC Existing Building 706.1.1; Fla. Stat. § 553.844(5)).
Source: FBC Existing Building, 8th ed. (2023), Chapter 7; Fla. Stat. § 553.844
Houses permitted before 2002
A secondary water barrier and deck re-nailing
If your site-built single-family home was permitted before the Florida Building Code took effect (March 1, 2002), a full roof replacement must include a secondary water barrier and re-nailing of the roof deck: at least two 8d nails per rafter, a nail counting as 8d if it is at least 0.113 inch thick and 2¼ inches long (Fla. Stat. § 553.844(3); FBC Existing Building 706.7).
70% of homes in Miramar were built before 2000 (ACS); the year the house was permitted is what counts.
Source: Fla. Stat. § 553.844; FBC Existing Building, 8th ed. (2023), Chapter 7
HVHZ
Broward is a High-Velocity Hurricane Zone
Broward County is in the High-Velocity Hurricane Zone (FBC Building, Chapter 2). Every roofing product needs a current product approval (§ 1512.2.1), and the contractor goes through a required owner’s notification with you, which you initial (§ 1524), including that the existing wood deck may have to be re-nailed.
Source: FBC Building, 8th ed., Chapter 2 (HVHZ); FBC Building, 8th ed., Chapter 15 (§ 1512, § 1524)
Rules as read on October 24, 2026. Everything else the state requires: roof replacement in Florida.
Homes and roofs in Miramar
66% of the occupied homes in Miramar are lived in by their owners: 59,198 households, the people this line is for. By year built, 8% before 1960, 29% before 1980, 70% before 2000; 30% went up in 2000 or later. (ACS 2020–2024.)
By building type: 53% detached houses, 9% attached single-family houses (rowhouses, twins and townhouses).
Of the 32 Broward County places on this site, Miramar has the 30th largest share of homes built before 2000: 70%, against a county range of 54% to 95%.
ZIP codes: 33023 · 33025 · 33027 · 33029
Miramar and the towns around it
| Place | Median built | Before 2000 | Owners | Row, twin | Hail days |
|---|---|---|---|---|---|
| Miramar | 1989 | 70% | 66% | 9% | 21 |
| Pembroke Pines | 1981 | 85% | 72% | 17% | 24 |
| Southwest Ranches | 1993 | 83% | 83% | 5% | 20 |
| Cooper City | 1987 | 79% | 86% | 16% | 28 |
| Davie | 1988 | 72% | 69% | 12% | 27 |
| Weston | 1994 | 74% | 76% | 14% | 14 |
Median built: median year the homes were built. Before 2000: share of homes built then. Owners: share of homes that are owner-occupied. Row, twin: share of homes that are rowhouses, twins or townhouses. Census ACS 2020–2024. Hail days: days with hail of 1 inch or larger within 10 miles, 2006–2025, NOAA Storm Prediction Center.
Storm record around Miramar
Since 2006 the National Weather Service has logged hail of 1 inch or larger on 21 separate days within 10 miles of Miramar; the largest was 1.75 in on June 12, 2011. The most recent was May 23, 2025.
That is more hail days than 98% of the places in the state on this site.
Federal major-disaster declarations for storms in Broward County since 2006: 6, most recently DR-4834, Hurricane Milton, declared October 2024. (OpenFEMA.)
A report says hail fell near Miramar, not that it damaged a roof. When wind or hail damage means a new roof.
What goes on the roof next
HUD’s useful-life figures are for planning; a warranty is a separate promise. For Miramar’s houses: More in the guides to shingles, metal, slate, tile and flat roofs.
| Material | HUD useful life | Fits a house like | Watch for |
|---|---|---|---|
| Asphalt shingles | 20 years | Most pitched roofs; 53% of homes here are detached | Wind class set by the design wind speed (IRC Table R905.2.4.1) |
| Metal (standing seam, panels) | 50 years | Simple roofs with long, unbroken slopes | Product approval required in Broward (HVHZ) |
| Slate | 75 years | Older and historic houses | Can’t be roofed over; check the framing for the weight |
| Clay or concrete tile | 60 years | Houses framed for tile | Can’t be roofed over (FBC-EB 706.3) |
| Flat roof: EPDM or TPO | 15 years | Porches, additions, low-slope rears | Where the roof meets a wall or parapet |
Checking a contractor in Florida
Roofing in Florida takes a state license: Certified Roofing Contractor (CCC), valid statewide, or Registered Roofing Contractor (RC), valid only where the contractor holds a local certificate. 9,419 CCC licenses were active on October 23, 2026. Look up the number of anyone pricing a roof in Miramar on DBPR.
The price side is in what a new roof costs in Florida; the paperwork side in Florida roofing licenses.
Questions about a new roof in Miramar
Does a roof replacement in Miramar need a permit?
A permit is needed. Florida’s code exempts no building work from permits (FBC Building § 105.2); in Miramar the reroof permit comes from the city’s building department.
Is a roof-over allowed in Miramar, or is it a tear-off?
A tear-off to the deck is required where the roof already has two layers, where the covering is tile, slate or wood shake, or where it is water-soaked or deteriorated (FBC Existing Building 706.3).
How old are the houses in Miramar?
By the Census Bureau’s American Community Survey (2020–2024), the median home in Miramar was built in 1989, 70% of homes were built before 2000, 66% are owner-occupied.
How often does hail hit Miramar?
Hail of 1 inch or larger was reported on 21 days within 10 miles of Miramar from 2006 through 2025 (NOAA Storm Prediction Center). A report means hail fell nearby, not that a roof was damaged.
How do I check a roofing contractor in Miramar?
Roofing in Florida takes a state license: Certified Roofing Contractor (CCC), valid statewide, or Registered Roofing Contractor (RC), valid only where the contractor holds a local certificate. 9,419 CCC licenses were active on October 23, 2026. Look up the number of anyone pricing a roof in Miramar on DBPR.
What they will ask on the phone
- Your address or ZIP code in Miramar
- The number of stories, and whether the house stands alone
- What covers the roof now and about when it went on
- The number of layers, if anyone has counted
- Your timing for a complete replacement
- When the house was permitted, and when the current roof went on
- That you are the owner and the one who decides
The full list: before you call.