County permits apply in The Hammocks, 6.7 miles from us; 32% of homes were built in the 1990s.
The Hammocks is an unincorporated Census-designated place, so roofing permits come from Miami-Dade County rather than a city hall. Its nearest edge is about 6.7 miles from our office.
Housing From the 1980s and 1990s
The Hammocks has roughly 20,355 housing units in the Census Bureau's ACS 2024 5-year estimates, and its median home was built in 1991. The building years cluster tightly: about 48% before 1990 and about 32% in the 1990s, with roughly 20% since 2000. About 63% of occupied homes are owner-occupied, and detached single-family houses make up about 51% of the stock.
Homes built in the 1990s sit right on the line that matters for roof code. A roof installed in the 1990s was built before the 2007 Florida Building Code, so if it has never been replaced, Florida's 25% exemption does not cover it. A roof on the same house permitted on or after March 1, 2009, when that code took effect, does qualify; our 25% rule guide shows how to check. The house's build year will not tell you which applies; the permit record will.
Questions Worth Asking Before a Repair
Ask which code edition the current roof was permitted under, whether the damaged area is above or below 25% of the roof, and what the County's mitigation rules would add if you replaced instead. With those three answers, the repair-or-replace decision becomes a straightforward comparison rather than a guess.
Storms on Record
The National Weather Service records that Andrew reached land on August 24, 1992 close to Homestead Air Force Base at Category 5 strength, and that in 2017 Irma's gusts of 80 to 95 mph swept nearly every part of Miami-Dade. Homes from the 1980s in The Hammocks were standing for both. Between those two storms, Wilma, in 2005, sent a 92 mph gust across Miami International Airport, even though its center crossed the state far to the southwest.
The Inspection Day
Roofing is one of the County's inspection categories for unincorporated addresses like The Hammocks. The County asks that an OSHA-approved ladder be on site for a roofing inspection, so the roofer should have one set up before the inspector arrives. If an inspection fails, the work is corrected and inspected again before the job moves forward. Keep the final inspection result with your permit; a future buyer or insurer may ask for it.
Read More
Next, read how we approach a leak or storm repair, a whole-roof replacement and a roof on new construction, or browse our coverage map in list form.
Contact: Roof Repair Miami, 22510 SW 172nd Ct, Miami, FL 33170, (786) 892-8191. The phone is answered 24/7.