County recertification and the state milestone inspection are separate requirements. Miami-Dade's recertification (County Code s. 8-11(f), since 1975) covers almost every building, includes an electrical report and is due within 90 days of notice; Broward's program, as Fort Lauderdale applies it, starts at 25 years. The state milestone inspection (s. 553.899) covers only condo and co-op buildings three habitable stories or more. Despite the name, neither county now waits 40 years for most buildings.
General information, not legal or engineering advice.
The key differences
| Miami-Dade recertification | Broward program (Fort Lauderdale) | State milestone inspection | |
|---|---|---|---|
| Law | County Code s. 8-11(f) | Broward building safety program (BORA Policy 05-05) | s. 553.899, Florida Statutes |
| Buildings | Almost all, except single-family, duplexes and minor buildings | All except listed exemptions (under 3,500 sq ft, small residential and others) | Condo and co-op buildings three habitable stories or more |
| First inspection | 30 years (built 1993 on); 25 for coastal condos built 1998 on; older buildings on their established schedule | 25 years | 30 years, or 25 where the local agency requires |
| Reports | Structural and electrical | Safety report | Structural (Phase 1, Phase 2 if needed) |
| Deadline after notice | 90 days | 180 days | 180 days for Phase 1 |
| Repairs | Per county program | Within 180 days of the report | Commence within 365 days of a Phase 2 report |
| Fee | $403.13 initial review | $375 review | Set locally |
Sources: Miami-Dade County, City of Fort Lauderdale and s. 553.899 [1][2][4].
Why the "40-year" name misleads
Miami-Dade's program began in 1975 on a 40-year cycle and was amended on 1 June 2022 [1]. Broward's 40-year program was created in 2005 and took effect in January 2006; Hollywood now titles its version the "25-Year or Older Building Safety Program" [3]. If your board is waiting for year 40, check your building's real date.
What a condo board should do
- Find your building's date under each program that applies.
- Ask the professional to scope inspections that serve both where the building department allows.
- File each report in the format its program requires.
- Track the repair windows: 180 days in the Broward program, 365 days to commence under state law.
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Frequently asked questions
Why is it still called 40-year recertification?
Both county programs started on a 40-year cycle. Miami-Dade's dates from 1975 and was amended on 1 June 2022; Broward's was created in 2005. Both now start earlier for most buildings.
Can one inspection satisfy both?
Often the same professional can scope work that serves both, but each program has its own report and filing. Ask your building department what it accepts.
Do apartment buildings need recertification?
In Miami-Dade, yes: recertification covers almost every building except single-family homes, duplexes and minor buildings. The state milestone law does not apply to rental apartments.
Sources
- Recertification (Miami-Dade County Building), Miami-Dade County. Accessed October 28, 2026.
- Building Safety Inspection Program, City of Fort Lauderdale, City of Fort Lauderdale. Accessed October 28, 2026.
- Building Safety Inspection Program, City of Hollywood, City of Hollywood. Accessed October 28, 2026.
- s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
