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Building recertification in the City of Miami

iBuild, ProjectDox and the city's file naming rules, handled.

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Your building department decides if salt water means a 25-year inspection.

We arrange the structural, electrical and thermography reports and coordinate the city filing with your manager so nothing is bounced for naming or missing forms.

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  • Free, no-obligation proposal
  • Inspections by Florida-licensed engineers and architects
  • Milestone, SIRS and recertification deadlines

The short answer

In the City of Miami, recertification reports are filed through iBuild and ProjectDox using the city's file names (RC-S, RC-E, RC-C, RC-PHO), with structural, electrical and thermography reports and a parking lot illumination certificate where it applies. A one-time $500 extension must be requested before the due date, and filing gives the owner 60 days to obtain repair permits without a violation (City of Miami).

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City of Miami filing checklist

  1. Confirm the due year from the county schedule and the city's notice
  2. Structural report (RC-S) and electrical report (RC-E) from qualified professionals
  3. Thermography and, where applicable, the parking lot illumination certificate
  4. Upload through iBuild and ProjectDox with the city's file names
  5. Expect a response in about six weeks
  6. Obtain any repair permits within 60 days of filing
[1]

Overdue buildings from 1982 to 1984

The city says buildings built in 1982, 1983 or 1984 that show as overdue cannot use the online process. Contact the recertification team at buildingrecertifications@miamigov.com or (305) 416-1177.[1]

Recertification in Miami

Brickell and downtown Miami condominium towers along Biscayne Bay
  • Buildings built in 1982, 1983 or 1984 that show as overdue cannot use the city's online process and have to contact the recertification team directly.
  • The city allows one extension, for a $500 fee, and only if it is requested before the due date.
  • The city says to expect a response in about six weeks, and takes questions at buildingrecertifications@miamigov.com or (305) 416-1177.
  • Because the city applies Miami-Dade's Code s. 8-11(f), the county's age rules decide the due year. Coastal condo and co-op buildings built from 1998 within three miles of the coast come due at 25 years, and most other buildings built from 1993 at 30.
  • For threshold buildings, the county guidelines the city applies call for separate structural and electrical engineers, and the structural engineer shows proof of structural specialization.
  • The city's filing set includes structural, electrical and thermography reports, plus a parking lot illumination certificate where the building has a parking lot.
  • County Code s. 8C-6 guardrails apply where a parking lot borders a canal, lake or other body of water, so bayfront and riverfront lots should check this item early; missing guardrails need a permit before the packet can close.
  • Under the county guidelines the city follows, electrical systems rated 400 amperes or more get an infrared thermography survey, and photos are now part of the report.
[1][2]

How we handle building recertification in Miami

The City of Miami runs its own recertification desk under the county code, with firm mechanics. File types are named, overdue buildings from 1982 to 1984 cannot file online, there is a single paid extension, and the 60-day permit window opens as soon as the report is in. We assemble the filing set with the engineer so it goes in complete the first time.[1]

Aged condominium balconies with hairline cracks and rust stains running down from old railing posts

Permits for building recertification (40-year) in Miami

How is recertification different from a milestone inspection?

The milestone inspection is a state requirement in s. 553.899 for condo and co-op buildings. County recertification is local law that covers most building types, includes an electrical recertification, and has its own schedule, fees and penalties. A condo building in Miami-Dade or Broward may need to satisfy both, so ask the professional how one inspection can serve both programs.[4][2][5]

A 1970s mid-rise condominium beside a 2000s high-rise condominium with royal palms between them

Miami-Dade recertification schedule

Older condominium tower with an aged facade on the shore of Biscayne Bay with small boats in front
  • Buildings built before 1983 keep their established recertification schedule.
  • Coastal condo and co-op buildings 3 stories or more within 3 miles, built 1983 to 1997, and other buildings built 1983 to 1992, were due by 31 December 2024.
  • Coastal condo and co-op buildings built 1998 or later recertify at 25 years.
  • Other buildings built 1993 or later recertify at 30 years.
  • Every 10 years after that.
  • Courtesy notices are sent two years and one year ahead; reports are due within 90 days of the notice.
[2]

Broward Building Safety Inspection Program (Fort Lauderdale)

A 1990s ten-storey beachfront condominium behind sea grape and palms on a coastal road
  • First inspection at 25 years, then every 10 years
  • Notices sent by certified mail from 1 June to 31 August each year
  • Safety report due within 180 days of the notice
  • Repairs within 180 days of the report unless the Building Official sets otherwise
  • Review fee $375
[5]
Building recertification in Miami: the local rules at a glance
TopicRule in MiamiSource
Local programCity of Miami reports go in through iBuild and ProjectDox under set file names such as RC-S and RC-E.City of Miami
RepairsAfter a report is filed, the city gives 60 days to obtain repair permits without a violation.City of Miami
State dataMiami-Dade accounted for 23 of Florida's 24 unsafe or uninhabitable findings in 2025.OPPAGA 26-04
From the official pages, read 28 October 2026. Confirm dates with the City of Miami Building Department. Sources: City of Miami, Get a Building Recertification (City of Miami); Florida Legislature, OPPAGA, Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026. Last updated October 28, 2026.

Building recertification (40-year) services in Miami

Frequently asked questions

Can we email our report to the City of Miami?

The city's process is through iBuild and ProjectDox. Overdue buildings built from 1982 to 1984 should contact the recertification team because they cannot use the online process.

What does the $500 extension get us?

A one-time extension, which must be requested before the due date. Ask the city how long it runs for your building.

Does Miami have a 40-year recertification?

Inside City of Miami limits, recertification and milestone reports are filed with the city, not the county, through iBuild and ProjectDox, using the city's file names such as RC-S for structural and RC-E for electrical, with RC-C and RC-PHO for the other documents. Whatever the local name, condo and co-op buildings must also meet the state milestone law.

Can we extend a City of Miami recertification?

Once. The city charges $500 for a one-time extension, and it has to be requested before the due date.

Sources

  1. Get a Building Recertification (City of Miami), City of Miami. Accessed October 27, 2026.
  2. Recertification (Miami-Dade County Building), Miami-Dade County. Accessed October 28, 2026.
  3. Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
  4. s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
  5. Building Safety Inspection Program, City of Fort Lauderdale, City of Fort Lauderdale. Accessed October 28, 2026.

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