The Town of Cutler Bay issues permits, 6.2 miles away; about 57% of its homes were built before 1990.
Cutler Bay is an incorporated town, and its building department handles roofing permits for addresses inside town limits. The County's GIS boundaries also show that most of two older Census place names now sit inside the town: about 92% of the former Cutler Ridge area and about 90% of Lakes by the Bay (our measurement on Miami-Dade County GIS boundary layers). If your deed or mail still says Cutler Ridge or Lakes by the Bay, your roofing permit most likely comes from the Town of Cutler Bay. The town line is about 6.2 miles from our office.
What the Census Shows About Cutler Bay Homes
The ACS 2024 5-year estimates put Cutler Bay at roughly 15,074 housing units with a median build year of 1984. About 57% of homes were built before 1990, and about 33% since 2000, so the town has a clear older core with newer development around it. Around 70% of occupied homes are lived in by their owners. Detached single-family houses account for about 66% of the stock and attached units for about 14%.
Older Roofs and the Reroof Rules
For the many Cutler Bay houses built before 1990, the roof system may predate the 2007 Florida Building Code. That matters in two ways. The state's 25% exemption, which lets only the repaired section meet current code, applies to roofs built under the 2007 code or later. And when an existing roof on a site-built single-family home is replaced in Miami-Dade, County hurricane mitigation rules call for sheathing attachment and a secondary water barrier where the covering is shingle, wood shake or metal panel. Connections tying the roof to the walls are added only for homes insured or valued at $300,000 or more, and only up to about 15% of the reroof cost (F.S. 553.844).
Before you decide between a section repair and a full replacement on an older Cutler Bay house, ask for both prices side by side and for the mitigation items to be listed separately.
Cutler Bay's Exposure to Storm Surge and Wind
During Hurricane Irma in 2017, the National Weather Service reports wind gusts of Category 1 strength, 80 to 95 mph, over nearly the whole county and 3 to 5 feet of storm surge along Biscayne Bay. Irma damaged 1,585 homes in the County (National Weather Service, weather.gov/mfl/hurricaneirma). Roofs on the bay side of the county see the same wind as everywhere else, plus flooding risk that a roofer cannot fix, so keep roof claims and flood questions separate when you talk to your insurer.
Where to Go Next
Our pages on fixing leaks and storm damage, replacing a worn-out roof and roofing a new build or addition go deeper, and the full list of areas shows where else we work.
Contact: Roof Repair Miami, 22510 SW 172nd Ct, Miami, FL 33170, (786) 892-8191. The phone is answered 24/7.