Phase 1 milestone inspection in Miami Beach

Who this is for

Associations that have received, or expect, the building department's certified letter, and managers who need the 180-day clock and owner notices handled.

What Miami Beach sets for Phase 1

• Reports go to the building department through the city's Citizen Self Service portal or by email.
• 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.

How we handle Phase 1 inspections 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.[1][2][3]

Permits in Miami Beach

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

What happens in a Phase 1 inspection?

• Review of available drawings, prior reports and repair records
• Walk-through of common areas, garages, roofs, balconies, walkways and a sample of units
• Visual assessment of load-bearing elements and primary structural members and systems
• A sealed report with a separate summary of material findings and recommendations

What must the Phase 1 report say?

• The seal and signature of the engineer or architect
• The manner and type of inspection
• Any substantial structural deterioration, its extent and recommended repairs
• Whether unsafe or dangerous conditions, as the Florida Building Code defines them, were observed
• Recommended remedial or preventive repairs for damaged items that are not substantial deterioration
• Items requiring further inspection

Timeline from notice to owner summary

• Day 0: certified letter from the building department
• By day 14: association notifies unit owners of the inspection and due date
• By day 180: Phase 1 report submitted to the building department
• Within 45 days of receiving the report: inspector summary to every owner, posted on the property and on the association website if one is required

Frequently asked questions