Building recertification in Miami Beach

Miami Beach recertification checklist

• Structural certification (structural engineer for threshold buildings)
• Electrical certification (electrical engineer for threshold buildings)
• Parking lot guardrail form, if applicable
• Parking lot illumination form, if applicable
• The annual maintenance log the city refers to
• Submission through the Citizen Self Service portal or by email

Recertification in Miami Beach

• Threshold buildings, meaning more than three stories or 50 feet tall or large assembly buildings, need the structural certification from a Florida-licensed structural engineer and the electrical certification from a Florida-licensed electrical engineer. Smaller buildings may use any Florida-licensed design professional.
• The county code behind the city program puts coastal condo and co-op buildings three stories or more, built from 1998 within three miles of the coast, on a 25-year first recertification. Miami Beach sits on barrier islands between the Atlantic and Biscayne Bay, so confirm on your notice which date the city applied.
• Under County Code s. 8C-6, a parking lot that abuts a canal, lake or other water needs compliant guardrails, and a missing guardrail needs a permit before recertification closes.
• The city's form set has separate Parking Lot Guardrails and Parking Lot Illumination recertification forms alongside the structural and electrical reports.
• Reports go to the building department through the city's Citizen Self Service portal or by email.
• The same page refers owners to a mandatory annual maintenance log, a record that is useful evidence when the reserve study is updated.
• The county guidelines that sit behind the city program require infrared thermography on electrical systems of 400 amperes or more, with photos in the electrical report.

How we handle building recertification in Miami Beach

Miami Beach recertification is a full packet, not one report. A threshold tower needs both engineers, the parking lot guardrail and illumination forms where there is a lot, and an updated report once repairs pass final inspection. We line up the professionals and the forms together so nothing is missing when the packet goes in through the Citizen Self Service portal.[1]

Permits for building recertification (40-year) in Miami Beach

• City of Miami Beach Building Department: Recertification and milestone filings, forms and repair permits in Miami Beach

How is recertification different from a milestone inspection?

The milestone inspection is a state requirement in s. 553.899 for condo and co-op buildings. County recertification is local law that covers most building types, includes an electrical recertification, and has its own schedule, fees and penalties. A condo building in Miami-Dade or Broward may need to satisfy both, so ask the professional how one inspection can serve both programs.[3][2][4]

Miami-Dade recertification schedule

• Buildings built before 1983 keep their established recertification schedule.
• Coastal condo and co-op buildings 3 stories or more within 3 miles, built 1983 to 1997, and other buildings built 1983 to 1992, were due by 31 December 2024.
• Coastal condo and co-op buildings built 1998 or later recertify at 25 years.
• Other buildings built 1993 or later recertify at 30 years.
• Every 10 years after that.
• Courtesy notices are sent two years and one year ahead; reports are due within 90 days of the notice.

Broward Building Safety Inspection Program (Fort Lauderdale)

• First inspection at 25 years, then every 10 years
• Notices sent by certified mail from 1 June to 31 August each year
• Safety report due within 180 days of the notice
• Repairs within 180 days of the report unless the Building Official sets otherwise
• Review fee $375

Frequently asked questions