Roof Replacement & Repair Services in Miami

City of Miami Residential & Commercial Roofing Company

Searching for a roofing contractor in the City of Miami who understands the city’s layered permitting process and zoning requirements? T&S Roofing Systems is an experienced roofing company specializing in residential and commercial projects within one of South Florida’s most complex regulatory environments.

Roofing projects in the City of Miami require careful coordination across multiple departments, including building, zoning, and in some cases historic preservation. Success depends on preparation, accurate documentation, and setting realistic timelines from the start.

Roofing in the City of Miami: What Property Owners Should Know

One of the most important distinctions in the City of Miami is property classification. Any property with more than three units is considered commercial, regardless of appearance. This classification affects permitting, inspections, materials, and code requirements.

For commercial flat roofs, the City of Miami enforces the Miami 21 Code, which requires flat roofing systems to have a white or reflective finish to meet energy and heat mitigation standards.

Existing Structures & Code Sensitivity

The City of Miami closely reviews existing structures during permit submissions. If a property has illegal or unpermitted additions, this must be identified before drawings are submitted. Any discrepancies not included in the permit scope are typically returned to the homeowner for resolution, which can significantly delay the project.

T&S Roofing Systems works to identify these risks early so homeowners understand potential exposure before moving forward.

Flat Roof Inspections & Tear-Off Rules

For flat roofing systems in the City of Miami:

• No tear-off is permitted until an inspection has been called and completed
• Photos of flat roofs are not accepted unless the roof has already been inspected
• Failure to follow inspection sequencing can result in failed inspections or permit complications

Our team carefully coordinates inspection timing to ensure compliance and avoid unnecessary setbacks.

Permitting, Inspections & Timelines

The City of Miami’s permitting process is known for being slow and highly procedural. Permit reviews and revisions can take several weeks or longer, and communication is often limited. Inspections are handled by in-house inspectors, and responses are not always immediate.

Additionally, many permits undergo zoning review, and it is common for applications to be denied due to discrepancies between existing conditions and submitted plans. Revisions are frequently required, which can extend timelines further.

Because of this, it’s important for homeowners and property managers to plan for extended approval timelines and remain flexible throughout the process.

Historic Properties in the City of Miami

If a property falls within a historic district, additional restrictions apply. Roofing materials must remain consistent with the original structure:

• Tile roofs must remain tile
• Shingle roofs may only be used if shingles were part of the original design
• Altering original materials is generally not permitted

All proposals must receive approval from the Historic Preservation Department before permits can move forward.

City of Miami Roofing Services

• Residential Roof Repair & Replacement
• Commercial Flat Roof Systems (Miami 21 compliant)
• Roof Inspections & Engineering Coordination
• Permit & Revision Management
• Emergency Leak Repairs
• Impact Windows & Doors

Trust in Our City of Miami Roofing Expertise

T&S Roofing Systems brings experience, diligence, and transparency to roofing projects throughout the City of Miami. We understand the challenges that come with slow responses, zoning reviews, and layered approvals, and we prepare our clients accordingly.

With an A+ rating from the Better Business Bureau (BBB) and a reputation built on honest communication, we guide homeowners and property managers through even the most demanding permitting environments with clarity and professionalism.

When the process is complex and patience is required, T&S Roofing Systems provides structure, preparation, and peace of mind.