Phase 2 milestone inspection in Miami-Dade County
Testing and a repair program when Phase 1 finds deterioration.
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We arrange and coordinate Phase 2 inspections 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
Phase 2 adds destructive or nondestructive testing when Phase 1 finds substantial structural deterioration, and in Miami-Dade County it follows local filing rules as well as s. 553.899. Miami-Dade reported 308 required Phase 2 milestone inspections in 2025, the highest reported count. Some Miami-Dade jurisdictions accept a combined Phase 1 and Phase 2 inspection.
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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 repair costs in the state data
OPPAGA counted 903 Phase 2 repair permit applications for 2024 and 2025, from under $1,000 to $30 million. The average permit value was $337,229 in 2024 and $496,236 in 2025, and the most common repairs were concrete, electrical and structural.
Phase 2 in Miami-Dade County
- 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.
- OPPAGA found that some building departments in Miami-Dade accept one combined Phase 1 and Phase 2 milestone inspection instead of two separate visits.
- Of the 24 buildings found unsafe or uninhabitable statewide in 2025, 23 were in Miami-Dade, and Aventura alone reported 19.
- Where the reports call for repairs, the county requires the work to go through proper permitting before it will recertify the building.
- 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 Phase 2 inspections 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.[2][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 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.[5]
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
| Topic | Rule in Miami-Dade County | Source |
|---|---|---|
| Who signs | Threshold buildings need separate structural and electrical engineers, with proof of the structural engineer's specialization. | Miami-Dade County |
| Structures covered | Parking lot lighting is checked against Code s. 8C-3 and guardrails beside canals or lakes against s. 8C-6. | Miami-Dade County |
| Structures covered | Structural glazing on threshold buildings is recertified every five years, with a $380.90 processing fee. | 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 |
Frequently asked questions
What happens after a Phase 2 finding in Miami-Dade County?
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. The Phase 2 report also sets out the repairs the engineer recommends, which become the repair scope.
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.
Do we file with Miami-Dade County or with our city?
The county handles unincorporated Miami-Dade. Inside cities such as Miami and Miami Beach, the city building department runs recertification under the same county code.
Sources
- 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.
- 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.
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