Repairs after Phase 2 in Miami Beach
Repairs must commence within 365 days of the Phase 2 report.
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We arrange and coordinate repairs after Phase 2 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
State law requires repairs for substantial structural deterioration to start within 365 days of the Phase 2 report, and Miami Beach adds its own permit and filing steps. After repairs pass final inspection, an updated report goes in before the city issues its approval letter. Miami-Dade County, which includes Miami Beach, reported 308 required Phase 2 inspections in 2025.
Last updated
What repairs cost, from state data
Average Phase 2 repair permit values were $337,229 in 2024 and $496,236 in 2025. Concrete, electrical and structural repairs were the most common.
Repair deadlines and permits in Miami Beach
- 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.
- Miami-Dade County, which includes Miami Beach, reported 308 required Phase 2 milestone inspections in 2025.
- The city's recertification page points condo owners facing special assessments to an assistance program.
How we handle repairs after Phase 2 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][3][4]
Permits in Miami Beach
- City of Miami Beach Building Department: Recertification and milestone filings, forms and repair permits in Miami Beach
Local repair windows we have checked
- Fort Lauderdale: repairs within 180 days of the safety report unless the Building Official specifies otherwise
- Palm Beach County: repairs commence within 365 days
- City of Miami: submitting the recertification report gives 60 days to obtain repair permits without a violation
- Orlando: 365 days to pull a permit after submitting
Bids and disclosures
A design professional or chapter 489 contractor bidding on repairs recommended by the milestone inspection may not have an interest in the inspection firm, or be a relative of someone who does, unless that is disclosed to the association in writing. A contract signed without the disclosure is voidable. We collect these disclosures and pass them to the board with each bid.[4]
Paying for repairs
Owner-controlled associations that must have a SIRS may use a line of credit or loan for milestone repairs with a majority of the total voting interests, and for budgets adopted on or before 31 December 2028 may pause reserve contributions for up to two budgets to fund milestone repairs.[9]
| Topic | Rule in Miami Beach | Source |
|---|---|---|
| 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 |
| State data | Miami-Dade County, which includes Miami Beach, reported 308 required Phase 2 inspections in 2025. | OPPAGA 26-04 |
Frequently asked questions
How long do we have to start repairs in Miami Beach?
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. Repairs need building permits, so the contractor and drawings should be lined up before the deadline is close.
What happens after repairs in Miami Beach?
Once the permitted repairs pass final inspection, the owner submits an updated report stating the building is structurally and electrically safe, and the Building Official issues an approval letter.
Is there help with special assessments in Miami Beach?
The city's recertification page links an assistance program for condo owners facing special assessments.
Sources
- 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.
- Recertification (Miami-Dade County Building), Miami-Dade County. Accessed October 28, 2026.
- s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
- Building Safety Inspection Program, City of Fort Lauderdale, City of Fort Lauderdale. Accessed October 28, 2026.
- Mandatory Milestone Inspections, Palm Beach County Building Division, Palm Beach County. Accessed October 28, 2026.
- Get a Building Recertification (City of Miami), City of Miami. Accessed October 27, 2026.
- Complete Your Milestone Inspection, City of Orlando, City of Orlando. Accessed October 28, 2026.
- s. 718.112, Florida Statutes (2026): Bylaws, including (2)(f) budget and reserves, (2)(g) SIRS, (2)(h) milestone inspections, The Florida Senate. Accessed October 28, 2026.
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