Towns We Cover Across Miami-Dade
Miami-Dade County, from Aventura to Homestead
Towns we cover across Miami-Dade
Miami, FL
Tell us what the stain looks like and which floor it is on, and we will say whether a City of Miami home needs an assessor, a remediator, a dry out, or nobody at all. About 42 percent of the city's buildings sit in a mapped FEMA flood zone, so on a ground floor the first question is whether flood water or a leak put it there, because a flood policy sets its own drying rules.
Coverage in Miami →Hialeah, FL
Before you buy, rent or repair in Hialeah, an assessment can tell you whether a stain is today's leak or something the last flood left behind. The county's mitigation plan counts 220 residential repetitive loss properties in Hialeah, more than any other city in its table, so the history of the house belongs in the brief you give the assessor.
Coverage in Hialeah →Miami Gardens, FL
For a Miami Gardens house, we can tell you what the mold job involves and whether the rebuild afterward is likely to need a City permit at all. About 41 percent of the city's buildings sit in flood zone AE, where the 2026 small-project permit exemption does not apply, and the rest are in zone X, where a small house repair may qualify.
Coverage in Miami Gardens →Miami Beach, FL
Whether it is a ground-floor unit, a garage or a closed-up apartment, we can tell you what a Miami Beach water or mold problem needs and whose it is to fix. The City of Miami Beach publishes its king tide dates, which in 2026 run through September, October and November, and those tides can put salt water in low streets and garages with no rain at all.
Coverage in Miami Beach →Coral Gables, FL
In an older Coral Gables house, an assessment should find where the water gets in, not only map the stain it left. One Coral Gables home in ten was built in 1939 or earlier, the oldest share of any town we cover, and the county's mitigation plan counts 7,094 homes here built before 1957, when no elevation requirement applied.
Coverage in Coral Gables →Homestead, FL
A newer Homestead home can still take flood water, and we can tell you what drying it needs and who should do the work. More than half of Homestead's housing was built in 2000 or later, yet about 57 percent of its mapped buildings sit in a special flood hazard area, most of them in zone AH.
Coverage in Homestead →North Miami, FL
In an older North Miami home or condo, we can tell you whether the stain is a building fault or a unit fault, and who should hire the assessor. Four in five North Miami homes were built before 1980, the highest share of any town we cover, and many sit in the kind of multi-story buildings that go through the county's recertification and the state's milestone inspection.
Coverage in North Miami →Doral, FL
In a Doral townhouse or condo, we can tell you what the mold job needs and who has to approve it before anyone opens a wall. Doral's housing is the youngest of any town we cover, 64.5 percent built in 2000 or later, and most of it is attached or in buildings of 20 or more units, where an HOA or association may control part of the repair.
Coverage in Doral →Aventura, FL
For an Aventura condo, we can tell you what a water or mold problem needs, who in the building has to know, and how soon. The largest single event in Aventura's federal flood claim record is the June 2024 South Florida flooding, a rainstorm rather than a hurricane, and about 99 percent of the city's buildings sit in flood zone AE.
Coverage in Aventura →Kendall, FL
We can tell a Kendall owner what the mold job needs and which office issues any permit for the rebuild, and here that office is not a city. Kendall is a Census designated place inside unincorporated Miami-Dade, so its properties carry folio code 30 and are permitted by the county itself.
Coverage in Kendall →Cutler Bay, FL
For a Cutler Bay house that has taken water, we can tell you what drying and any mold work need, and whether a flood policy is in play. About 72 percent of the town's mapped buildings sit in flood zones AE or AH, and the Town of Cutler Bay holds a Class 3 Community Rating System rating, worth a 35 percent flood insurance discount inside the mapped zones.
Coverage in Cutler Bay →Palmetto Bay, FL
For a Palmetto Bay house, we can tell you what a mold problem needs and whether a licensed assessor is worth paying before anyone quotes a removal. The Village of Palmetto Bay has the highest owner-occupied share of any town we cover, 78.2 percent, and 79.3 percent of its homes are detached houses, so the decision usually sits with one household.
Coverage in Palmetto Bay →Miami Lakes, FL
When a Miami Lakes home gets wet, we can tell you what drying it needs and whether mold work is likely to follow. Only 2.8 percent of the town's homes are vacant, so leaks are usually found fast, and the risk is waiting: EPA's window for drying water-damaged materials is 24 to 48 hours.
Coverage in Miami Lakes →Opa-locka, FL
If you rent in Opa-locka and have found mold, we can tell you what it needs and who is responsible for arranging it, which is usually the owner. Seven in ten Opa-locka households rent, the highest share of any town we cover, and most homes are in buildings put up before 1980.
Coverage in Opa-locka →Sweetwater, FL
For a Sweetwater home, mobile homes included, we can tell you where the assessor should look and whether drying has to come first. One Sweetwater home in seven is a mobile home, the highest share of any town we cover, and the county plan counts 91 residential repetitive loss properties in a city of about 7,000 homes.
Coverage in Sweetwater →Key Biscayne, FL
If you own on Key Biscayne and are often away, we can tell you what a water or mold problem in your unit needs and who can act for you while you are gone. The Village of Key Biscayne is mostly condo towers, 72.0 percent of units in buildings of 20 or more, and 32.4 percent of its units were counted vacant in the latest Census estimates.
Coverage in Key Biscayne →What arriving at a job looks like
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Tell us what you can see or smell, where it is, and whether it is a condo or a house. Those three answers decide who you need and who is likely responsible, which matters more here than the size of the stain.
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