Repairs after Phase 2 in Miami-Dade County
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-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
State law requires repairs for substantial structural deterioration to start within 365 days of the Phase 2 report, and Miami-Dade County adds its own permit and filing steps. 23 of the 24 buildings found unsafe or uninhabitable in Florida in 2025 were in Miami-Dade. Repairs must be permitted before the county recertifies the building.
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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-Dade County
- 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.
- 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.
- A missed deadline brings a citation without further notice, an initial penalty of $510, accumulating penalties up to $10,000 per violation and possible referral to the county's Lien Collection Unit.
- OPPAGA found that some building departments in Miami-Dade accept one combined Phase 1 and Phase 2 milestone inspection instead of two separate visits.
How we handle repairs after Phase 2 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][6]
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
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.[6]
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.[10]
| Topic | Rule in Miami-Dade County | Source |
|---|---|---|
| Funding help | The county's Condominium Special Assessment Loan Program has offered eligible owners up to $50,000; ask whether a round is open. | Miami-Dade County |
| Fees | The county's initial recertification review fee is $403.13, and a late submission costs $453.52. | Miami-Dade County |
| Extensions | An extension of up to 60 days costs $75.58 and needs a sealed occupancy statement from the engineer or architect. | 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 |
| Buildings covered | The county files for unincorporated areas, while cities such as Miami and Miami Beach run their own desks under the same code. | Miami-Dade County |
Frequently asked questions
How long do we have to start repairs in Miami-Dade County?
Where the reports call for repairs, the county requires the work to go through proper permitting before it will recertify the building. Repairs need building permits, so the contractor and drawings should be lined up before the deadline is close.
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.
Is there county help with special assessments in Miami-Dade?
The county has run a Condominium Special Assessment Loan Program with loans up to $50,000 for eligible owners. Its page does not say whether a round is open now, so check with the county before counting on it.
What are the penalties in Miami-Dade?
The county issues a citation without further notice, with an initial penalty of $510, penalties that can accumulate up to $10,000 per violation, and a possible lien.
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.
- Condominium Special Assessment Program Relaunched, Miami-Dade County Housing and Community Development. 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.
- 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.
- 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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