Condo milestone inspections and recertification in Miami
City of Miami filings, deadlines and repairs, coordinated for your board.
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We arrange inspections with Florida-licensed engineers and architects for condo towers from Brickell to Edgewater and Coconut Grove, and handle the city's filing rules with your manager.
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- Inspections by Florida-licensed engineers and architects
- Milestone, SIRS and recertification deadlines
The short answer
Condo and co-op buildings in the City of Miami file recertification and milestone reports with the city, not the county, through iBuild and ProjectDox with set file names. The city allows a one-time extension for $500 if you ask before the due date, gives 60 days after filing to obtain repair permits without a violation, and says to expect a response in about six weeks (City of Miami recertification page).
Last updated
Who issues permits in Miami
- City of Miami Building Department, Unsafe Structures Services: Recertification and milestone filings, extensions and repair permits inside city limits
How filing works in the City of Miami
- Reports go in through iBuild and ProjectDox, named RC-S (structural), RC-E (electrical), RC-C and RC-PHO.
- Buildings built in 1982, 1983 or 1984 that show as overdue cannot use the online process.
- Structural, electrical and thermography reports are filed, plus a parking lot illumination certificate where it applies.
- A one-time extension costs $500 and must be requested before the due date.
- After the report is filed the owner has 60 days to obtain repair permits without a violation.
- Questions go to buildingrecertifications@miamigov.com or (305) 416-1177.
The county rules behind the city process
The city applies Miami-Dade County's recertification code, s. 8-11(f), so the county schedule decides when a building is due, and condo and co-op buildings must also meet the state milestone inspection law. Miami-Dade reported 308 required Phase 2 milestone inspections in 2025.[2][3]
Services in Miami
Building recertification (40-year) in Miami
Miami-Dade and Broward's own building safety recertification programs, which run alongside the state milestone law and cover more buildings.
Condo concrete restoration in Miami
Balcony, slab, garage and facade repairs after a milestone or recertification report, designed by the engineer of record and built by a qualified contractor.
Milestone inspections in Miami
The structural inspection Florida condo and co-op buildings need at 30 years (25 near salt water where the building department says so) and every 10 years after.
Structural integrity reserve studies (SIRS) in Miami
The 10-year study of roof, structure, fire protection, plumbing, electrical, waterproofing and windows that sets your reserves. No SIRS may be completed after 31 Dec 2026.
Frequently asked questions
Do we file with Miami-Dade County or the City of Miami?
Buildings inside City of Miami limits file with the city through iBuild and ProjectDox. The county handles unincorporated Miami-Dade.
How long does the city take to respond?
The city says about six weeks.
Our building was built in 1983 and shows as overdue. What now?
The city says overdue buildings built in 1982, 1983 or 1984 cannot use the online process. Contact the recertification team and get the inspection under contract straight away.
Sources
- Get a Building Recertification (City of Miami), City of Miami. Accessed October 27, 2026.
- 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.
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