How to Hire a Roofing Contractor in Miami-Dade: A Homeowner's Guide

A roof is one of the most expensive and most important parts of a South Florida home. It protects everything under it from sun, heavy rain, and hurricane winds, and Miami-Dade has some of the strictest roofing rules in the country. Choosing the right contractor matters as much as choosing the right material.

This guide walks you through the whole process, from checking a license to the day the final inspection passes. You do not need any construction knowledge to use it. When you are ready to compare contractors, you can browse the licensed roofing contractors in this directory.

Quick note: This guide is general information, not legal or insurance advice. Laws and local rules change, so confirm anything important with the official source linked in each section, your building department, or a qualified professional.

Start with the roofing license

In Florida, roofing contractors are licensed by the state through the Department of Business and Professional Regulation (DBPR). A valid state license means the contractor (or the person who qualifies the company) met Florida's requirements for experience, testing, and financial responsibility. It does not guarantee quality, but hiring without one puts you at real risk.

There are two kinds of state roofing licenses:

• Certified Roofing Contractor. A certified license is valid anywhere in Florida. In this directory, certified roofing license numbers start with CCC.
• Registered Roofing Contractor. A registered contractor may work only in the cities or counties where they have also met the local licensing requirements. If you hire a registered contractor, confirm that their registration covers your city.

A few things are not a contractor's license, even if someone shows them to you as proof: a business tax receipt (sometimes still called an occupational license), a corporate registration, or a sales tax number. Miami-Dade County's own guidance makes the same point.

How to check a roofer's license yourself

1. Ask for the license number. Florida law requires a contractor's license number to appear on bids, proposals, contracts, and advertising, so it should be easy to find.
2. Go to the official DBPR license search and search by the license number. Searching by number is more reliable than searching by name, because many businesses have similar names.
3. Confirm that the status is current and active, that the license type is a roofing license, and that the name matches the business you are talking to.
4. Look at the expiration date and any complaints or disciplinary actions shown in the record.

Every listing in this directory shows the license number and the date we last checked it against DBPR records. Our page on how we verify licenses explains what the License Verified badge means and what it does not mean.

Who will actually be on your roof?

Ask whether the company's own crew will do the work or whether it will be subcontracted. Either can be fine, but the licensed contractor who signs your contract and pulls your permit is responsible for the job. If the person selling the job is not the licensed contractor, ask how the licensed contractor will supervise the work.

Check insurance before anyone climbs a ladder

Roofing is one of the most dangerous construction trades, so insurance is not a formality. Florida requires licensed contractors to carry general liability and property damage insurance, and to have workers' compensation coverage as required by state law.

• General liability insurance helps pay for damage the contractor causes to your home or your neighbor's property, such as a water leak during a tear-off.
• Workers' compensation covers workers who are injured on the job. In Florida's construction industry, a business with even one employee must carry it. Up to three officers of a corporation may exempt themselves, but that exemption covers only those officers, not the workers on your roof.

Ask for a certificate of insurance and have it sent to you directly by the contractor's insurance agent, so you know it is current. You can also look up workers' compensation coverage and exemptions in the Florida Division of Workers' Compensation online databases. If a contractor cannot or will not show proof of insurance, treat that as a serious warning sign.

Know the rules that make Miami-Dade roofing different

The High-Velocity Hurricane Zone

The Florida Building Code places Miami-Dade and Broward counties in the High-Velocity Hurricane Zone (HVHZ), which has the code's toughest wind requirements. Roofing materials, how they are fastened, and the underlayment beneath them all have to meet these standards.

Product approval and the Miami-Dade NOA

Roofing products used here must be approved for HVHZ use. Many carry a Miami-Dade Notice of Acceptance (NOA), an approval document issued by the county's product control office. Each NOA lists the exact product, how it must be installed, and limits such as maximum roof height and wind pressure. NOAs also expire and are renewed.

Ask your contractor for the NOA or product approval number for each roofing product in your estimate, and keep copies. Your building department will review these with the permit, and they are useful later for insurance and resale.

What a roof replacement can trigger

When a roof is replaced on a site-built single-family home, Florida law and the Florida Building Code can call for certain hurricane upgrades. Whether each one applies to your home depends on the home itself (when it was built, the roof's shape, slope, and materials, and in one case its value), on the edition of the code that applies, and on the exceptions written into the code.

• Secondary water barrier and roof deck attachment. A secondary water barrier is an extra layer that helps keep water out if the outer covering is damaged. Roof deck attachment is how the plywood or boards are fastened to the framing. Florida law directs that roof replacements on site-built single-family homes include these upgrades. The rules are aimed mainly at older homes built before the statewide Florida Building Code took effect in 2002, and the code spells out which roofs need them and which are exempt or already considered to comply, which can depend on the roof's slope and covering.
• Roof-to-wall connections. Florida law calls for strengthening the connections between the roof and the walls during a roof replacement only in narrower cases: the home must be in the wind-borne debris region (which includes Miami-Dade) and have an insured value of $300,000 or more (or, if it is uninsured or no insured value is provided, a county just value for the structure of $300,000 or more). Even then, the work is required only if it can be completed at the gable ends or all corners for about 15 percent of the cost of the roof replacement.

These upgrades add some cost, but they make the roof much more resistant to hurricane damage, and they can help with insurance discounts (see the wind mitigation section below). A good estimate will tell you which of them apply to your home and why. If a contractor says an upgrade is required, or says one is not needed, it is fair to ask which code section they are relying on, and your building department can confirm.

Repairs and the "25 percent rule"

You may hear contractors mention the 25 percent rule. In general, when 25 percent or more of a roof or roof section is being repaired, replaced, or recovered, the building code may require the whole roof or section to be brought up to current code. Florida law now limits this: if your existing roof was built, repaired, or replaced under the 2007 Florida Building Code or a later edition, only the part being repaired has to meet current code.

If a contractor tells you that a small repair requires a full replacement, ask them to explain why in writing and which rule applies. A second opinion is reasonable for any recommendation this large.

Permits and inspections

Almost all roof replacements, and most repairs beyond minor maintenance, need a building permit in Miami-Dade.

• Where to apply. If you live in unincorporated Miami-Dade, the county's building department issues the permit. If you live inside a city such as Miami, Hialeah, Miami Beach, or Coral Gables, that city's building department handles it.
• Who pulls it. The licensed roofing contractor should obtain the permit in their own name. Under Florida law, a contractor may not apply for a permit without a contract to do the work. Be wary of a contractor who asks you to pull the permit yourself or says it is cheaper to skip it.
• Inspections. The building department inspects the work during and after installation. Ask your contractor which inspections apply and keep a copy of each result.
• Final payment. Do not make the final payment until the final inspection has passed and you have the lien paperwork described in the final payment section below. You can check a permit's status with your building department.

About owner-builder permits

Florida lets homeowners pull an owner-builder permit for their own home, but it comes with real responsibilities. You must personally supervise the work, and you become legally responsible for it. Anyone you hire who is not licensed must be treated as your employee, which can mean payroll taxes and workers' compensation, and you may be liable if a worker is injured. Do not assume your homeowner's insurance will cover injuries, damage, or liability on an owner-builder job. Call your insurance agent, ask exactly what your policy covers for work you manage yourself, and get the answer in writing before you decide. Unless you truly intend to act as your own contractor, let the licensed roofer pull the permit.

The Notice of Commencement

A Notice of Commencement is a short form you sign as the owner. It is recorded in the public records with the Miami-Dade Clerk of the Court and posted at the job site, and it tells everyone working on the job, including subcontractors and suppliers, who the owner and the contractor are and where the work is happening. Here is how the Florida rules fit together:

• Jobs of $2,500 or less. Florida's construction lien law exempts an improvement with a direct contract price of $2,500 or less from most of its rules, including the Notice of Commencement. The exemption is not complete. A contractor, laborer, or supplier who contracts directly with you can still record a claim of lien for money owed to them under that contract. So even on a small job, pay according to the contract and keep your receipts.
• Jobs over $2,500. For these jobs, the full lien law applies, and the law calls for the owner to record and post a Notice of Commencement before work begins. Subcontractors and suppliers who were hired by your contractor, not by you, can also claim liens if they follow the law's notice rules.
• The permit rule starts at $5,000. For a permitted job where the contract is more than $5,000, which includes most roof replacements, the building department requires a copy of the recorded notice before the first inspection, and it will not approve later inspections until the notice is on file. That is why you usually hear about the notice together with the permit.
• One exception to the permit rule covers a contract to repair or replace an existing heating or air conditioning system for less than $15,000. It does not apply to roofing work.
• Timing matters. A Notice of Commencement becomes void if work does not begin within 90 days of recording, so time it with your actual start date. Unless the form states a different date, it expires 1 year after recording, and payments made after it expires are considered improper payments under Florida law. If your job may run long, ask your contractor about the expiration date before you record.
• Financing. If you are paying with a loan, talk to your lender or an attorney before you record the notice, as the official warning on Florida permits advises.

What the notice does and does not do. Recording a Notice of Commencement does not stop anyone from filing a lien, and it does not show that subcontractors and suppliers have been paid. Under Florida's construction lien law, a subcontractor or supplier who follows the law's notice rules can claim a lien on your property if your contractor does not pay them, even if you already paid your contractor in full. What the notice does is put the job on the public record and set the timing rules that let you protect yourself by paying the right way, as explained in the section on final payment and lien protection below. The required warning on Florida permits says it plainly: failing to record a Notice of Commencement may result in paying twice for improvements to your property.

How to get and compare estimates

Try to get at least two or three written estimates for any roof replacement or major repair. Ask each contractor to inspect the roof in person, including the attic if possible. A good estimate is itemized and in writing, and it should cover:

• Scope of work. Full tear-off or repair, and which roof sections are included.
• Materials. Brand, product line, color, and the NOA or product approval number for the roof covering and underlayment.
• Wood replacement. Rotten or damaged decking is often found only after the old roof comes off. Ask how replacement wood is priced (for example, per sheet of plywood or per linear foot) and how many sheets are included in the base price.
• Flashing, vents, and edges. Whether new flashing, drip edge, and roof vents are included, or the old ones reused.
• Required upgrades. Which of the secondary water barrier, deck attachment, and roof-to-wall upgrades apply to your home, and why.
• Permits, inspections, cleanup, and debris removal.
• Warranties. The manufacturer's product warranty and the contractor's own workmanship warranty, with how long each lasts and what each covers.
• Timeline and payment schedule.

Example: Two estimates for the same tile roof differ by $4,000. The lower one includes replacement of 5 sheets of plywood, while the higher one includes 30 sheets and a new secondary water barrier. If your decking turns out to need 25 sheets, the lower estimate could end up costing more. Comparing line by line shows you what you are actually paying for.

The lowest price is not always the best value. Be cautious of an estimate that is far below the others, since it may leave out required work that shows up later as an extra charge.

The contract and how to pay

Get everything in writing before any work starts or any money changes hands. Your contract should repeat the details of the estimate and also include:

• The contractor's name, address, and license number.
• Start and estimated completion dates, and what happens if weather delays the job.
• Who obtains the permit and the Notice of Commencement.
• How changes will be handled. Ask for written change orders with prices before extra work is done.
• Cleanup, debris removal, and how your landscaping, pool, and driveway will be protected.

Florida law also requires certain notices in residential roofing contracts:

• Recovery Fund notice. For jobs over $2,500, the contract must include a notice about the Florida Homeowners' Construction Recovery Fund, which may repay part of a loss caused by certain violations by a licensed contractor. For contracts signed on or after July 1, 2024, the fund can pay up to $30,000 per claim for work by trade contractors such as roofers, after you have a court judgment, arbitration award, or state restitution order and meet the other conditions.
• No-incentives notice. Roofing contracts must include a notice that the contractor may not offer gifts, rebates, or deductible waivers in exchange for a roof inspection or an insurance claim. If that notice is missing, Florida law allows you to void the contract within 10 days after signing it.
• Insurance notice. Every contract to replace or repair the roof of a home must include the notice below, in bold type of at least 14 points, on the page you sign (or in an attachment to the contract). By signing, you acknowledge that you were advised to check with your insurer.

The required wording (Florida Statutes, section 489.147(7)): "If the proposed work is related to an insurance claim, you, the residential property owner, should contact your insurance company to verify coverage for the proposed roofing work, including any claims, deductibles, and policy terms, before signing this contract. By signing this contract, you acknowledge that you have been advised to contact your insurance provider regarding coverage and reimbursement of the proposed work."

Take that notice at its word. If your roof work depends on an insurance payment, call your insurer before you sign, and ask what is covered, what your deductible is, and how payment will be made.

Your right to cancel a roofing contract

Florida gives homeowners specific rights to cancel a roofing contract in certain situations. They work differently, and there is no single cancellation period that covers every roofing contract, so it helps to know which one, if any, fits your situation:

• When the no-incentives notice is missing. As described above, you may void the contract within 10 days after signing it.
• After a declared state of emergency. If you sign a contract to repair or replace your roof within 180 days of the events behind a state of emergency declared by the Governor, and your home is in the area the declaration covers, you may cancel without penalty within 10 days after signing or by the official start date, whichever comes first. The official start date is the day work begins that installs materials that will be part of the finished roof, a permit is issued, or a temporary repair that meets the Florida Building Code is made to the roof. That means the window can close within days if a permit is issued quickly. Many of these contracts must also include a bold notice about this right, as explained just below this list. To cancel, send written notice by certified mail, return receipt requested (or another mailing method that gives you proof), to the address listed in the contract.
• Door-to-door sales. Separately, if a contractor came to you uninvited, in person or by phone, and you agreed to the contract somewhere other than the contractor's place of business, Florida's home solicitation sale law generally gives you until midnight of the third business day after you sign to cancel in writing. Sundays and federal holidays do not count as business days. This right generally does not apply when you contacted the contractor and asked for specific work.

When the emergency notice is required. The right to cancel after an emergency and the contract notice about it are triggered differently. Your right depends on two things: you signed within 180 days of the events behind the Governor's declaration, and your home is in the area the declaration covers. The contractor's duty to include the notice applies to a roofing contract signed while the declaration of a state of emergency is in effect. The notice must appear in the contract or an attachment, in bold type of at least 14 points, just above the space for your signature. A declaration can end before the 180 days run out, so a contract signed after it ends may not include the notice even though you may still have the right to cancel. The presence or absence of the notice does not settle the question, so check the signing date and the declared area yourself, and ask an attorney if you are unsure.

Outside these situations, your ability to cancel depends on the contract itself. Read its cancellation terms before you sign, and do not let anyone rush you.

Deposits and payments

• Large deposits. If you pay more than 10 percent of the contract price up front, Florida law requires the contractor to apply for the necessary permits within 30 days and to start work within 90 days after the permits are issued, unless there is a good reason for delay or you agreed in writing to a longer period.
• Progress payments. Payments during the job should roughly match the work completed.
• How to pay. Pay the company, not an individual, and avoid cash. Checks or cards create a record.
• Final payment. Hold the last payment until the final inspection passes and you have the contractor's final payment affidavit and final lien releases from the contractor and from any supplier or subcontractor who sent you a "Notice to Owner".

Final payment and lien protection

Florida's construction lien law lets subcontractors, suppliers, and in some cases workers who improve your home claim a lien on it if they are not paid, even if you have already paid your contractor. A lien can make it hard to sell or refinance until it is resolved, and in the worst case you could end up paying twice for the same work. A few habits protect you:

• Keep every Notice to Owner. A subcontractor or supplier who does not work directly for you generally must send you a Notice to Owner, no later than 45 days after they start furnishing labor or materials for your job, to keep their lien rights. Each one tells you who else expects to be paid from your project.
• Ask for lien releases as you pay. With each progress payment, ask for a partial release of lien, covering work through that date, from your contractor and from each subcontractor or supplier who sent you a Notice to Owner. Florida law provides standard forms for partial and final releases. A release can be conditioned on a check clearing, so confirm that the payment actually cleared.
• Get the contractor's final payment affidavit before the last payment. Florida law requires your contractor to give you a signed final payment affidavit stating that everyone who sent you a Notice to Owner has been paid in full, or listing each one who has not been paid and the amount still owed. The law says the final payment should be held until you receive it, and a contractor cannot sue to enforce its own lien without first providing it. If the affidavit is accurate and lists everyone who sent you a notice, you may rely on it when you make the final payment. If it lists unpaid bills, talk to your contractor, and consider legal advice, before you pay the balance.
• Collect final releases. With the final payment, ask for a final release of lien from your contractor and from each subcontractor or supplier who sent you a Notice to Owner.

Passing the final inspection is not proof of payment. The building department's final inspection checks that the work meets the building code. It does not check whether your contractor paid the crew, the subcontractors, or the supply house. Hold the final payment until you have both the passed inspection and the paperwork above.

Subcontractors and suppliers generally have up to 90 days after they last furnished labor or materials to record a claim of lien, so keep your affidavit and releases with your project records.

Storm damage and insurance claims

After a hurricane or a bad storm, the decisions you make in the first few days matter.

1. Stay safe. Do not go on the roof yourself. Watch for downed power lines.
2. Document the damage. Take photos and videos of the roof, ceilings, and anything damaged inside, before cleanup if it is safe to wait.
3. Prevent more damage. Your policy generally expects you to take reasonable steps to protect the home, such as a temporary tarp. Keep receipts for emergency repairs.
4. Report the claim on time. Under Florida law, a new or reopened property insurance claim must be reported within 1 year after the date of loss, and a supplemental claim within 18 months. For a hurricane, the date of loss is the date it made landfall.

Rules that protect you from claim scams

• Assignment of benefits. For residential property insurance policies issued on or after January 1, 2023, Florida law does not allow you to sign over your post-loss insurance benefits to a contractor. Be very cautious of anyone who asks you to sign a document that gives them control of your claim or your insurance payment.
• No incentives. Florida law prohibits roofing contractors from offering gifts, cash, rebates, or a deductible waiver in exchange for a roof inspection or for filing a claim. Paying your deductible is your obligation under your policy, so an offer to "cover" it is a red flag.
• No claim handling by roofers. A roofer may not interpret your policy, advise you on your coverage, or negotiate your claim with the insurer unless they also hold a public adjuster license. If you want help with a claim, you can hire a licensed public adjuster, and you can check that license with the Florida Department of Financial Services.
• Itemized estimates. A roofing contractor must give you a good-faith, itemized cost estimate before you sign an agreement authorizing repairs.

Warning signs to watch for

Be cautious if a contractor:

• Knocks on your door after a storm and pressures you to sign the same day.
• Cannot give you a Florida license number, or the number does not match the business name in the DBPR record.
• Asks for cash only, or for a large deposit before any permit is applied for.
• Suggests skipping the permit, or asks you to pull it yourself.
• Offers a "free roof" or promises to waive or cover your deductible.
• Gives only a verbal price, or an estimate without itemized materials and approvals.
• Will not show proof of insurance.
• Asks you to sign over your insurance benefits or tells you they will handle your claim.

During a state of emergency declared by the Governor, contracting without a license is a felony in Florida, and a contract with an unlicensed contractor cannot be enforced by that contractor. That protects you, but it does not get your money back, so checking first is far better than fixing a problem later.

Where to report a problem

• Unlicensed contracting: the DBPR Unlicensed Activity hotline, 1-866-532-1440, or online through DBPR.
• Problems with a permit or a contractor in Miami-Dade: Miami-Dade County Contractor Licensing at 786-315-2880, or your city's building department.
• Price gouging after a declared emergency: the Florida Attorney General's hotline, 1-866-9-NO-SCAM (1-866-966-7226).

Choosing a roof type for South Florida

The most common residential roofs in Miami-Dade are:

• Concrete or clay tile. Popular for its look and durability in the heat. Tile is heavy, so ask whether your structure is suited for it, and how the tiles will be attached to meet HVHZ wind rules.
• Asphalt shingles. Usually the most affordable option. In the HVHZ, shingles must be approved and installed to stricter fastening standards than in many other places.
• Metal. Standing seam and other metal systems are durable and reflect heat. As with every product here, confirm the specific system has HVHZ approval.
• Flat and low-slope roofs. Common on many Miami homes and additions, using materials such as modified bitumen, single-ply membranes, or coatings. Drainage is the key question, so ask how water will be directed off the roof.

There is no single best roof. Ask each contractor what they recommend for your home and why, how long the manufacturer's warranty lasts, and how the choice may affect your insurance. If you live in a community with an HOA, check its rules on materials and colors before you choose.

Wind mitigation and your insurance premium

Florida law requires residential property insurers to build discounts or credits into their rates for features that reduce wind damage, such as stronger roof-to-wall connections, better roof deck attachment, a secondary water barrier, and protection for windows and doors.

A wind mitigation inspection documents which of these features your home has. After a roof replacement, ask your insurance agent whether an updated inspection could change your premium. Your roofer can usually provide the permit, product approvals, and installation details an inspector will ask for, so keep them together.

Condos, townhomes, and HOAs

If you own a condo or townhome, the association may own or control the roof. Check your association documents before hiring anyone. For association projects, ask contractors about experience with multi-unit buildings, roof access and safety plans, scheduling around residents, and whether they can provide insurance certificates naming the association. Board members should expect detailed written proposals and should compare them carefully.

After the job is done

Before you consider the project finished, make sure you have:

• The final inspection approval (and confirmation that the permit is closed).
• The contractor's final payment affidavit.
• Final lien releases from the contractor and from any subcontractor or supplier who sent you a Notice to Owner.
• The written warranties from both the manufacturer and the contractor.
• Copies of the product approvals (NOAs) and the final invoice.
• Photos of the finished roof.

Keep these documents together. You will want them for insurance, wind mitigation inspections, future repairs, and when you sell your home.

How this directory can help

Every roofing contractor listed here is matched to a Florida DBPR license record, and each listing shows the license number, license details, and the date the information was last verified. We do not sell placement, and a listing is not a recommendation or a guarantee of work quality. We also do not verify insurance, so always ask for it yourself.

• Browse licensed roofing contractors
• Find roofers by area, such as South Miami-Dade
• Learn how we verify licenses

Your quick checklist

• Confirm the roofing license in the DBPR license search, searching by license number.
• Get proof of general liability and workers' compensation insurance.
• Collect at least two or three itemized, written estimates and compare them line by line.
• Ask for the NOA or product approval number for each roofing product.
• Make sure the contractor pulls the permit, and record the Notice of Commencement when required.
• Keep the deposit reasonable and tie payments to completed work.
• Never sign over your insurance benefits, and be wary of deductible offers.
• Read the contract's required notices and know whether any cancellation right applies to you.
• Hold the final payment until the final inspection passes and you have the contractor's final payment affidavit and lien releases.

Official sources

• DBPR license search
• Florida Statutes, Chapter 489: Contracting
• Florida Statutes, section 489.147: Roofing contract notices and cancellation
• Florida Statutes, section 553.844: Roof replacement hurricane upgrades
• Florida Statutes, Chapter 713: Construction liens
• Florida Statutes, section 501.025: Home solicitation sales
• Florida Statutes, section 627.70132: Property insurance claim deadlines
• Miami-Dade County: What to know when hiring contractors
• Miami-Dade County: Contractor, owner and builder responsibilities
• Florida Division of Workers' Compensation