Short answer
Miami homeowners send Runhome a description or photos, get a repair estimate in minutes, and Runhome calls local contractors, collects quotes and schedules the visit. Most Miami residents live in condos and apartments (only 22% of homes are detached houses), so many repairs happen inside a unit with building rules to follow.
Miami homes at a glance
- Median year built
- 1979
- Built before 1960
- 30%
- Built since 2000
- 36%
- Owner-occupied
- 31%
- Median home value
- $518,100
- Main heat
- Electric, 91%
Source: U.S. Census Bureau, American Community Survey 2024 1-year estimates
What Miami’s housing means for repairs
Miami is a city of condos, apartments and small houses. Detached single-family homes make up only 22% of the housing stock, and 31% of homes are owner-occupied. The median build year is 1979, but the stock splits: about 30% of homes predate 1960, from Coconut Grove cottages to Little Havana duplexes, and 36% went up after 2000, mostly towers in Brickell, Edgewater and downtown.
Electricity heats 91% of homes, and air conditioning runs most of the year. In older houses, expect cast iron drains, original panels and concrete block walls. In condos, the unit owner usually handles the AC, water heater and anything inside the walls of the unit, while the association handles the structure.
Weather that wears on Miami homes
Miami is tropical, hot and humid year-round, with a rainy season from late spring to fall and hurricane season from June through November. Hurricane Andrew in 1992 led to Miami-Dade's strict building code, which requires impact-rated windows and doors or shutters in new work. Salt air corrodes AC coils, railings and window hardware, especially near Biscayne Bay. King tides and heavy rain flood low streets in parts of the city. Constant humidity grows mold behind drywall and inside AC air handlers, and termites stay active all year. Concrete balconies and columns can spall when salt reaches the steel inside.
Common repairs in Miami
AC repair and air handler cleaning
Systems run nearly nonstop, and clogged drain lines and dirty coils cause leaks and weak cooling.
Impact window and glass replacement
Storms crack glass and older windows fail, and replacements must meet the county's impact rules.
Water heater replacement
Condo closets hide small electric tanks that leak into the unit below when they fail.
Mold and water-damaged drywall
Slow leaks and humidity grow mold behind walls and under sinks.
Concrete spalling on balconies
Salt air rusts rebar, cracking concrete on balconies and columns.
What these repairs cost
The middle half of Runhome repair estimates nationwide for each kind of job. Your price depends on the scope of the work.
| Repair | Typical range |
|---|---|
| Heating or cooling repair | $310 to $580 |
| Window repair | $260 to $680 |
| Water heater repair | $310 to $450 |
| Drywall or ceiling repair | $400 to $1,150 |
| Structural or foundation repair | $600 to $1,150 |
Fix guides for Miami homeowners
Water heater is leaking and you can't find the source
In Miami condos, a leaking water heater in a closet can damage the unit below.
Ceiling is stained and sagging after a water leak
Leaks from the unit above show up as stained ceilings in many Miami buildings.
Window glass is broken but the frame is fine
Storm debris breaks glass in Miami, and sometimes only the glass needs replacing.
Water is leaking under the sink
Leaks under sinks grow mold fast in Miami humidity.
Seasonal checklist
- Before hurricane season (May)
- Test shutters, check that impact windows close and latch fully, and trim palms near the house.
- Rainy season
- Flush the AC condensate drain line each month so it does not back up into the air handler closet.
- Year-round
- Rinse salt off outdoor AC coils and metal railings with fresh water.
Common questions
- Who pays for a repair in my Miami condo, me or the association?
It depends on your condo documents. Usually the unit owner handles the AC, water heater, appliances and anything inside the unit, while the association handles the roof, structure and common pipes. Check your declaration before you hire anyone.
- Do replacement windows in Miami have to be impact-rated?
In most cases, yes. Miami-Dade requires impact-rated products or approved shutters, and the rules affect both product choice and price.
- Why does my Miami AC leak water into the closet?
The usual cause is a clogged condensate drain line or a rusted drain pan. Clearing the line often stops the leak, but a cracked pan needs replacing.
Neighborhoods served
- Little Havana
- Coconut Grove
- Brickell
- Wynwood
- Edgewater
- Allapattah
- Little Haiti
Other Florida cities
- Home repair in Cape Coral
- Home repair in Coral Springs
- Home repair in Fort Lauderdale
- Home repair in Gainesville
- Home repair in Hialeah
- Home repair in Hollywood
- Home repair in Jacksonville
- Home repair in Miramar
- Home repair in Orlando
- Home repair in Palm Bay
- Home repair in Pembroke Pines
- Home repair in Port St. Lucie
- Home repair in St. Petersburg
- Home repair in Tallahassee
- Home repair in Tampa