Coastal 25-year inspections in Miami
Your building department, not a fixed 3-mile line, decides.
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We arrange and coordinate the 25-year coastal rule for condo and co-op associations in Miami, working to the rules of the City of Miami 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 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. Overdue buildings built from 1982 to 1984 cannot use the city's online filing route. Under the county schedule the city applies, coastal condos built from 1998 are due at 25 years and most other buildings from 1993 at 30.
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25 or 30 years in Miami
- 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.
- 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.
- Across Miami-Dade, building officials counted 308 required Phase 2 milestone inspections in 2025.
- In 2025 Miami-Dade accounted for 23 of the 24 buildings in Florida found unsafe or uninhabitable after milestone inspections.
How we handle the 25-year coastal rule in Miami
A City of Miami condo tower files the state milestone inspection and the county recertification through the same iBuild and ProjectDox route. Lining them up matters because the city leaves little slack, one paid extension asked for before the due date and 60 days after filing to pull repair permits, so we schedule the engineer to deliver both reports together where the city accepts it.[1][4]
Permits in Miami
- City of Miami Building Department, Unsafe Structures Services: Recertification and milestone filings, extensions and repair permits inside 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.[6][5][4]
| Topic | Rule in Miami | Source |
|---|---|---|
| Filing | City of Miami reports go in through iBuild and ProjectDox under set file names such as RC-S and RC-E. | City of Miami |
| Extensions | The city grants a single $500 extension, and only when it is requested before the due date. | City of Miami |
| Repairs | After a report is filed, the city gives 60 days to obtain repair permits without a violation. | City of Miami |
| Report deadline | The city says a response takes about six weeks. | City of Miami |
Frequently asked questions
Is Miami on a 25-year or a 30-year schedule?
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. Your notice letter is the deciding document if anything on a website differs.
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.
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.
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.
- 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.
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