Most Miami-Dade County re-roof permits for houses are issued within days, and the roof inspections take about a month. In our count of 29,883 residential re-roof permits the county issued in 2022–2024, half were issued the day after the application or sooner, and 90% within 16 days. The median permit logged its last approved inspection 34 days after issue. Tile roofs took longest, at a median 54 days, against 22 days for asphalt shingle.
These figures cover permits issued by Miami-Dade County itself. Many addresses with a Miami mailing address sit inside a city that issues and stores its own roof permits, so first confirm which office has your property, as our Miami-Dade permit search guide explains.
How long a Miami-Dade re-roof permit takes to issue
Counting from the application date to the issue date, 51% of 2022–2024 residential re-roof permits were issued on the same or the next day. Waits grew in 2024: the median went from 1 day in 2023 to 3 days, and the same-or-next-day share fell from 58% to 41%. Permits issued in 2025 looked like 2024.
| Roof covering (county category) | Permits, 2022–24 | Median days to issue | 90% issued within |
|---|---|---|---|
| Asphalt shingle | 7,839 | 1 | 13 days |
| Tile | 6,233 | 1 | 16 days |
| Flat or low-slope (gravel, SBS, single-ply) | 12,182 | 2 | 19 days |
| Metal, wood shingle or shake | 3,616 | 3 | 20 days |
How long Miami-Dade roof inspections take after the permit is issued
The county’s permit data records two inspection dates for each permit: the last inspection and the last approved inspection. It doesn’t name the inspection type, so we measured days from issue to the last approved inspection, which for a finished re-roof is normally the final. Across all roof types, 45% reached that date within 30 days and 81% within 90 days.
| Roof covering | Median days, issue to last approved inspection | Last approved inspection within 90 days | No approved inspection recorded |
|---|---|---|---|
| Asphalt shingle | 22 | 88% | 2.8% |
| Flat or low-slope | 29 | 82% | 2.8% |
| Metal, wood shingle or shake | 43 | 80% | 2.9% |
| Tile | 54 | 72% | 2.0% |
Tile is the slow one: more than a quarter of tile re-roofs took longer than 90 days to reach their last approved inspection. The long tail is shrinking, though. For permits issued in 2020 the median was 44 days and 8.2% took more than 180 days; for 2024 permits the median was 31 days and 3.7% took more than 180 days.
The 180-day rule and Miami-Dade roof permits with no approved inspection
A June 30, 2026 advisory memo from Miami-Dade’s Board and Code Administration Division sums up the rules. Under Florida Building Code section 105.4.1, a permit becomes invalid if work hasn’t started within six months of issue. Once work starts, each approved inspection keeps the permit valid for another 180 days (section 105.4.1.3). A 2026 state law, HB 803, gives county single-family permits a first validity period of one year or until the next code edition, and the memo reads that period as applying only while no work has taken place.
In the 2022–2024 group, 796 permits (2.7%) show no approved inspection at all as of October 2026, and another 262 (0.9%) end with a later inspection that wasn’t approved. After nearly two years or more, a re-roof permit in either group has most likely lapsed unless it was extended. These are the permits worth asking about before you buy.
Los Angeles re-roof permits stall far more often: 11.5% show no approved inspection, against 2.7% here, as our comparison of roof permits with no final inspection shows.
What to check on a Miami-Dade roof permit before you buy
- Find the re-roof permit in the county permit search and write down the permit number, issue date and roof type.
- Open its inspection list and confirm the last approved inspection is the final. A last result that failed, or no approved inspection at all, means the job record stops short of closeout.
- Compare the roof type on the permit with the roof on the house. A shingle permit on a tile roof points to a later, separate job.
- If the permit has lapsed, ask the seller or the roofer who will renew it or apply for a new one, and get the answer in writing before closing.
- If the house has gas-burning rooftop vents, the county requires a separate gas vent permit, or a licensed contractor’s letter, before the roofing final inspection, per its gas vent interpretation.
For a roof job you are planning rather than buying, our roof replacement permit check covers what to settle with the contractor, and the permit status decoder sorts a long list of permit rows by status.
Counts are our calculations from Miami-Dade County’s Building Permits Issued by Miami-Dade County open data, pulled October 24, 2026: residential building permits with the application type “RE-ROOF/REPAIR.” Days are counted between recorded dates. More analyses are on our permit data page.