Phase 2 milestone inspection in Miami Beach

Who this is for

Associations whose Phase 1 report found substantial structural deterioration, and boards preparing for the cost of the repairs that usually follow.

Phase 2 in Miami Beach

• Miami-Dade County, which includes Miami Beach, reported 308 required Phase 2 milestone inspections in 2025.
• Reports go to the building department through the city's Citizen Self Service portal or by email.
• After permitted repairs pass final inspection, the owner submits an updated report from a Florida-licensed design professional stating the building is structurally and electrically safe, and the Building Official then issues the recertification approval letter.
• 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 same page refers owners to a mandatory annual maintenance log, a record that is useful evidence when the reserve study is updated.

How we handle Phase 2 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.[2][3][4]

Permits in Miami Beach

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

What does Phase 2 testing involve?

The inspector decides the testing, which can be destructive, such as cores or opening up a slab edge, or nondestructive. The statute tells the inspector to prefer locations that are least disruptive and most easily repaired while still representative of the structure. Plan for unit access, noise and temporary protection.[4]

Phase 2 deadlines

• Within 180 days of the Phase 1 report: progress report to the building department with a timeline for completing Phase 2
• On completion: sealed Phase 2 report and summary to the association, any non-condo owner and the building official
• Within 45 days of receiving it: summary to every owner
• Within 365 days of the Phase 2 report: repairs for substantial structural deterioration must have commenced, or the building department must check whether the building is unsafe for occupancy

Frequently asked questions