Coastal 25-year inspections in Miami Beach
Your building department, not a fixed 3-mile line, decides.
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We arrange and coordinate the 25-year coastal rule for condo and co-op associations in Miami Beach, working to the rules of the City of Miami Beach Building Department from the first notice to the final report.
- Free, no-obligation proposal
- Inspections by Florida-licensed engineers and architects
- Milestone, SIRS and recertification deadlines
The short answer
Whether a Miami Beach building's first milestone inspection comes at 25 or 30 years is a local decision under s. 553.899(3)(b), based on circumstances such as proximity to salt water. The county code sets 25 years for coastal condo buildings built from 1998, which the city's own page does not repeat, so check your notice. Miami Beach recertifies at 30 years from the certificate of occupancy and every 10 years after, under the county code.
Last updated
25 or 30 years in Miami Beach
- 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.
- Miami-Dade County, which includes Miami Beach, reported 308 required Phase 2 milestone inspections in 2025.
How we handle the 25-year coastal rule in Miami Beach
On Miami Beach the milestone inspection, the city recertification and the county's coastal schedule overlap. Threshold towers need a structural engineer and an electrical engineer, and the city wants an updated report after repairs before it issues the approval letter, so we scope the engineer's work once and keep the city's form set complete.[2][1][4]
Permits in Miami Beach
- City of Miami Beach Building Department: Recertification and milestone filings, forms and repair permits in Miami Beach
What changed in 2023?
SB 4-D (2022) made 25 years automatic for buildings within 3 miles of a coastline. SB 154 (2023) replaced that with the local enforcement agency's decision based on local circumstances such as proximity to salt water. Many guides, and some search answers, still quote the old automatic rule.[6][5][4]
| Topic | Rule in Miami Beach | Source |
|---|---|---|
| First inspection | Miami Beach recertifies at 30 years from the certificate of occupancy and every 10 years after, under the county code. | City of Miami Beach |
| Filing | Reports are filed through the city's Citizen Self Service portal or by email. | City of Miami Beach |
| Repairs | After repairs pass final inspection, an updated report goes in before the city issues its approval letter. | City of Miami Beach |
Frequently asked questions
Is Miami Beach on a 25-year or a 30-year schedule?
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. Your notice letter is the deciding document if anything on a website differs.
Is a structural engineer required in Miami Beach?
For threshold buildings, yes, and an electrical engineer as well. Buildings below the threshold may use any Florida-licensed design professional.
Do we need the guardrail form if we have no parking lot?
The guardrail and illumination forms relate to parking lots. The professional preparing your recertification will confirm which forms apply to your building.
Sources
- Recertification (Miami-Dade County Building), Miami-Dade County. Accessed October 28, 2026.
- Building Recertification, City of Miami Beach, City of Miami Beach. Accessed October 28, 2026.
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
- s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
- Chapter 2023-203, Laws of Florida (CS/CS/SB 154), approved June 9 2023, Laws of Florida. Accessed October 27, 2026.
- Chapter 2022-269, Laws of Florida (SB 4-D), approved May 26 2022, Florida Department of State / Laws of Florida. Accessed October 27, 2026.
- Mandatory Milestone Inspections, Palm Beach County Building Division, Palm Beach County. Accessed October 28, 2026.
- Building Recertification Inspection Program, City of Boca Raton, City of Boca Raton. Accessed October 28, 2026.
- Building Safety Inspection Program, City of Fort Lauderdale, City of Fort Lauderdale. Accessed October 28, 2026.
- Condominium Inspections FAQ, City of Cape Coral, City of Cape Coral. Accessed October 28, 2026.
- Condo milestone inspections, City of Tampa Construction Services, City of Tampa. Accessed October 28, 2026.
- Condo Milestone Inspections, Pinellas County, Pinellas County. Accessed October 28, 2026.
- Broward County Board of Rules and Appeals Policy #05-05, Building Safety Inspection Program (effective 9 August 2024), Broward County Board of Rules and Appeals (copy linked from the City of Fort Lauderdale BSIP page). Accessed October 28, 2026.
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