Should you fix a damaged pool cage before selling a Miami home?
Usually yes, if the damage is screens and hardware. A rescreen runs roughly $1,200 to $4,500, while a buyer will price a corroded or bent frame against full replacement, commonly $6,000 to $14,000 and more on a large enclosure. Many Florida homeowners policies exclude or sublimit screen enclosures, so your buyer's insurer may not cover the cage either. Get a contractor's written scope before you list.
By Lynley Ciorobea | November 9, 2026
A buyer doesn't price your torn pool cage at what a rescreen costs. They price it at what a new cage costs.
That gap is the whole decision. A rescreen runs roughly $1,200 to $4,500, depending on size. Replacing a damaged frame is commonly $6,000 to $14,000, and more on a large or two-story enclosure. (Those are Florida ranges from published cost guides, so get a local quote.) A buyer who sees rust at the base plates or a bowed beam doesn't think "screens." They think "frame," and they ask for the frame number.
Inspectors push them there. A general inspector will note torn screens, rusted hardware, doors that don't line up, and signs of previous storm damage, even when they can't say what caused it. A cage specialist looks harder at the attachment points and fasteners. Once a line shows up in the report, it becomes a negotiating item. A cage you fixed quietly in October never gets a line.
Then there's insurance, which is where Miami sellers get surprised. A basic Florida homeowners policy generally doesn't cover a screen enclosure, even with hurricane coverage. Cage coverage is usually an endorsement sold in $5,000 blocks up to $50,000, and your hurricane deductible applies to it. Run a hypothetical: a Pinecrest house with $1.5 million of dwelling coverage and a 2% hurricane deductible carries a $30,000 deductible. A $9,000 cage claim never clears it. So if a limb took out your cage this season, "file a claim" probably isn't the plan. And your buyer's insurer may treat the cage as something it won't pay for at all, which is one more reason the buyer prices it as a full replacement. (Pull your own declarations page. Deductibles and endorsements vary by carrier.)
Here's how I'd sort it:
Screens torn, frame sound: rescreen before the photographer comes. It's the cheapest money you'll spend on the listing.
Frame corroded or bent in places: get a cage contractor's written scope and price. Decide fix versus credit from that number, not a guess.
Frame failed or storm-damaged: price it in. Replace it if you have the time, or list with the damage disclosed and the numbers ready.
Permits are the catch on the second and third. Rescreening generally doesn't need one. Replacing or altering the structure does. Miami-Dade's own exemption sheet was last updated in December 2018, well before Florida's newer $7,500 permit exemption, so don't assume the old thresholds. Call your city's building department before a contractor starts, and make sure whatever gets built is closed out. An open permit on a cage is as unwelcome as one on an addition.
One more check. If your cage doubles as the pool barrier, the door has to be self-closing and self-latching, and the enclosure at least four feet high with no climbable gaps (Chapter 515). A door that drags and won't latch looks cosmetic. It isn't, and it's the item a buyer's inspector circles first.
If you're listing in Pinecrest or Coral Gables, where a limb off a mature oak is a common way for a cage to get hurt, the sequence is the same. Know what the damage is, price it, then decide whether to fix it or credit it. Known storm damage goes on the seller's disclosure either way.
I walk sellers through this before the listing photos, while it's still cheap. If you'd like me to look at your cage, reach out anytime.
Get the contractor's scope in writing first. It's the one piece of paper that changes the conversation when a buyer asks for a credit.
Frequently Asked Questions
Do I need a permit to rescreen a pool cage in Miami-Dade?
Rescreening generally doesn't need a permit, but a new or replaced structure does. Miami-Dade's exemption sheet lists screening in existing covered patios under a $5,000 per 12 months cap and doesn't address pool cage rescreening directly, so confirm with your municipality's building department first.
Does homeowners insurance cover a storm-damaged pool cage in Florida?
Often not. Basic policies generally exclude screen enclosures, and coverage usually comes as an endorsement with its own limit, commonly in $5,000 increments up to $50,000. Your hurricane deductible applies, so a small cage claim can fall under it.
Do I have to disclose pool cage damage when I sell?
Florida sellers must disclose known facts that materially affect value and aren't readily observable (Johnson v. Davis). A visible tear is obvious to a buyer, but known storm damage, structural corrosion, or unpermitted work belongs on the disclosure. Ask your closing attorney to confirm your wording.
Should I fix the cage or offer the buyer a credit?
If only the screens are torn, fix it. Buyers price a bad frame at replacement cost, so with frame damage get a written contractor scope first and compare it to what a credit would need to be.
About Lynley Ciorobea
Lynley Ciorobea is a Miami-born real estate professional known for helping homeowners successfully prepare, position, and sell their homes across Coral Gables, South Miami, Pinecrest, Palmetto Bay, and the surrounding southern Miami neighborhoods. Since 2007, she has built her business around thoughtful strategy, strong negotiation, and a marketing-first approach designed to help listings stand out in an ever-evolving market. A true local, Lynley grew up in Pinecrest and graduated from Palmer Trinity School before attending Duke University, where she earned a BA in Psychology. As the founder of the Lynley Residential Group, Lynley remains personally involved in every listing she represents. With more than $250 million in career transactions and more than 70 5-star Google reviews, she brings a local perspective that goes far beyond surface-level market knowledge.
If you are thinking through a pre-sale exterior plan for your own house, I am happy to walk you through the order of operations. Reach out anytime at lynleyresidential.com.