Coastal 25-year inspections in Miami-Dade County
Your building department, not a fixed 3-mile line, decides.
Get Your Free Proposal
Tell us about your building and any notice or deadline you have. We will respond right away with next steps and a proposal.
We arrange and coordinate the 25-year coastal rule for condo and co-op associations in Miami-Dade County, working to the rules of the Miami-Dade County 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-Dade County 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. County Code s. 8-11(f) has required recertification since 1975 and covers nearly every building type, not only condos. Coastal condo and co-op buildings built in 1998 or later recertify at 25 years, other buildings built from 1993 at 30, then every 10 years.
Last updated
25 or 30 years in Miami-Dade County
- The county schedule turns on the year built. Coastal condo and co-op buildings three stories or more within three miles of the coastline and built in 1998 or later recertify at 25 years; other buildings built in 1993 or later at 30 years; every building then recertifies every 10 years.
- The county identifies the coastal condo and co-op buildings that fall under the three-mile rule through a GIS mapping project, so the county's notice, not a tape measure, settles which schedule applies.
- In the state's 2025 milestone data, Miami-Dade building officials reported 308 required Phase 2 inspections, the highest count among the counties that reported that year.
- Of the 24 buildings found unsafe or uninhabitable statewide in 2025, 23 were in Miami-Dade, and Aventura alone reported 19.
- The county office handles unincorporated Miami-Dade. Cities such as Miami and Miami Beach run recertification through their own building departments under the same county code.
How we handle the 25-year coastal rule in Miami-Dade County
A Miami-Dade condo tower usually answers to two clocks. The county counts recertification from the year built and gives 90 days from its notice; the state milestone law counts from the certificate of occupancy and gives 180 days for Phase 1. We ask the engineer to scope one inspection that can serve both where the building official accepts it, and we keep each filing on its own deadline.[1][5]
Permits in Miami-Dade County
- Miami-Dade County Building, Recertification: Recertification notices, filings and fees for unincorporated Miami-Dade, and the county code every city follows
- City building departments (for example City of Miami, Miami Beach): Run recertification and milestone filings inside their own city limits
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.[7][6][5]
| Topic | Rule in Miami-Dade County | Source |
|---|---|---|
| First inspection | County Code s. 8-11(f) has required recertification since 1975 and covers nearly every building type, not only condos. | Miami-Dade County |
| Notice | Reports are due within 90 days of the county's notice, after courtesy notices two years and one year ahead. | Miami-Dade County |
| Fees | The county's initial recertification review fee is $403.13, and a late submission costs $453.52. | Miami-Dade County |
| Repairs | Repairs must be permitted before the county recertifies the building. | Miami-Dade County |
Frequently asked questions
Is Miami-Dade County on a 25-year or a 30-year schedule?
The county schedule turns on the year built. Coastal condo and co-op buildings three stories or more within three miles of the coastline and built in 1998 or later recertify at 25 years; other buildings built in 1993 or later at 30 years; every building then recertifies every 10 years. Your notice letter is the deciding document if anything on a website differs.
Which Miami-Dade buildings were due by 31 December 2024?
Coastal condo and co-op buildings three stories or more within three miles of the coast built from 1983 to 1997, and other buildings built from 1983 to 1992. Buildings built before 1983 keep their established schedule.
How often do Miami-Dade milestone inspections lead to Phase 2?
Miami-Dade building officials reported 308 required Phase 2 inspections in 2025, the highest count among the counties that reported that year.
Sources
- Recertification (Miami-Dade County Building), Miami-Dade County. Accessed October 28, 2026.
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
- Get a Building Recertification (City of Miami), City of Miami. Accessed October 27, 2026.
- Building Recertification, City of Miami Beach, City of Miami Beach. Accessed October 28, 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.
Get a free quote
Tell us about your project and we will get back to you fast.