Buying a home in Miami or anywhere in South Florida means keeping one eye on sunshine and the other on storm prep. Hurricanes are part of our reality, and when you’re touring homes, it's important to go beyond granite countertops and open layouts and start asking, “Is this house hurricane-ready?”
Whether you're a first-time buyer or a seasoned homeowner looking for your next move, here’s what to check when you're considering a property's hurricane resistance.
Impact-Rated Windows and Doors
This is one of the biggest—and most noticeable—features to look for. Impact-rated windows and doors are designed to withstand flying debris and high winds. In many areas of Miami-Dade, they're not just smart—they’re required by code for new construction or substantial renovations.
Ask:
Are the windows labeled as impact-resistant?
Do they have Miami-Dade Notice of Acceptance (NOA) numbers or Florida Product Approvals?
If not impact-rated, does the home come with hurricane shutters (and are they complete and operable)?nImpact glass also reduces noise and boosts energy efficiency—a nice bonus when it’s not storm season.
Cost Estimate for a 2,400 Sq Ft Home:
Most homes this size have around 12–15 standard-sized windows and 2–3 exterior doors, including sliding glass or French doors. Installing impact-rated windows and doors typically costs between $35,000 and $55,000 depending on the style, size, and labor.
Miami-Dade’s stricter code compliance often means higher installation and permit costs, but it also means more protection.
Garage Door Reinforcement
The garage door is a weak spot in many homes, especially older ones. If it fails during a storm, wind pressure can build up inside and cause major structural damage—or even blow the roof off.
When walking a home, ask:
Is the garage door hurricane-rated?
Has it been reinforced with braces or struts?
Is there a Florida Product Approval sticker inside the door?
A new, hurricane-rated garage door for a home this size can run between $2,500 and $5,500, depending on whether it’s a single or double garage.
Roof Type and Condition
Your roof is your first line of defense, and if you’re buying in South Florida, you want one that’s built to last and anchored properly.
Here’s what to check:
Roof shape: Hip roofs (sloped on all four sides) tend to hold up better than gable roofs in high winds.
Roof material: Concrete tile, metal, and architectural shingles tend to perform better than older 3-tab shingles.
Roof-to-wall connections: Ask if the home has hurricane straps or clips, which help secure the roof structure to the walls. A wind mitigation report can confirm this.
Cost Estimate:
A new roof with hurricane strapping on a 2,400 sq ft home typically ranges between $25,000 and $50,000, depending on the roofing material and slope.
Wind Mitigation Report
Speaking of which… always ask if there’s a current wind mitigation inspection report available. This document outlines the home’s storm protections and is something insurance companies use to determine your discounts.
A good wind mitigation report will cover:
Roof deck attachment
Roof covering
Roof-to-wall attachments
Secondary water resistance (like peel-and-stick underlayment)
Opening protection (impact glass or shutters)
Cost: Around $100–$150, and it often pays for itself quickly through insurance savings.
Flood Zone and Elevation
Even if a house is built to withstand wind, water is another story. Check the property’s flood zone by asking your realtor or visiting the Miami-Dade flood zone map online.
You’ll want to know:
Is it in a high-risk flood zone (like AE or VE)?
What’s the base flood elevation (BFE), and is the home built above it?
Has the property experienced flooding in the past?
Even if the home is not in a flood zone, I always recommend flood insurance.
Typical Premiums:
Flood insurance can range from $600 to $3,000+ per year, depending on the zone, elevation, and insurer. Even homes in Zone X (considered low risk) have experienced unexpected flooding, like we saw in Lakewood Ranch.
Backup Power Options
This isn’t about structural safety, but it's definitely part of hurricane readiness.
Ask if the home has:
A whole-house generator or a hookup for one
A portable generator with transfer switch
Surge protection for the electrical panel
Cost Estimate:
Portable generator setup with transfer switch: $1,500–$3,000
Whole-house generator (installed): $10,000–$18,000
Drainage and Grading
How water flows around the home is just as important as the structure itself.
On your walkthrough, look at:
How close the landscaping or mulch is to the foundation
Whether water appears to pool near the house
If there are gutters and whether they discharge water away from the structure
Proper grading helps prevent flooding and water intrusion after heavy rains or hurricanes.
Community and HOA Rules
If the home is in a gated community or HOA, ask about hurricane protocols:
Are residents required to put up shutters by a certain time?
Does the community maintain common area trees or lakes that could overflow?
Are there community-wide preparedness plans?
Also, HOAs may regulate the type or style of shutters, require architectural approval for generator installations, or control landscaping maintenance that impacts stormwater drainage.
Summary: Total Estimated Costs for a 2,400 Sq Ft Home
Upgrade/Feature Estimated Cost Range
Impact Windows & Doors (12–15 windows, 2–3 doors) $35,000 – $55,000
Hurricane Garage Door $2,500 – $5,500
New Roof w/ Hurricane Straps $25,000 – $50,000
Wind Mitigation Inspection $100 – $150
Flood Insurance (Annual) $600 – $3,000
Generator (Optional) $1,500 – $18,000
Shutters (Alternative to Impact Glass) $3,000 – $8,000
These improvements not only protect your home—they can significantly reduce insurance premiums and increase your property value in a competitive market like Miami.
Final Thoughts: A House Is More Than Pretty Cabinets
When you’re buying a home in South Florida, especially in areas like Kendall or surrounding parts of Miami, hurricane resistance should be high on your checklist. You don’t want to find out too late that those charming French doors aren’t impact-rated, or that your dream home’s garage door will blow in with the first tropical storm.
I always recommend reviewing the property’s wind mitigation report, getting quotes for windstorm and flood insurance, and budgeting for upgrades if needed. And if you’re unsure what’s considered code-compliant or worth negotiating over, that’s where I come in.
Buying a home in Kendall or surrounding areas and want help reviewing whether a property is truly hurricane-ready?
Let’s talk. I can guide you through what to look for, recommend inspectors who specialize in wind mitigation, and help you negotiate smartly based on what we find.
Contact me anytime to schedule a showing or consultation.
Subscribe to Blog