Phase 1 milestone inspection in Miami

Who this is for

Associations that have received, or expect, the building department's certified letter, and managers who need the 180-day clock and owner notices handled.

What Miami sets for Phase 1

• 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 says to expect a response in about six weeks, and takes questions at buildingrecertifications@miamigov.com or (305) 416-1177.
• The city allows one extension, for a $500 fee, and only if it is requested before the due date.
• 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.
• 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.

How we handle Phase 1 inspections 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 happens in a Phase 1 inspection?

• Review of available drawings, prior reports and repair records
• Walk-through of common areas, garages, roofs, balconies, walkways and a sample of units
• Visual assessment of load-bearing elements and primary structural members and systems
• A sealed report with a separate summary of material findings and recommendations

What must the Phase 1 report say?

• The seal and signature of the engineer or architect
• The manner and type of inspection
• Any substantial structural deterioration, its extent and recommended repairs
• Whether unsafe or dangerous conditions, as the Florida Building Code defines them, were observed
• Recommended remedial or preventive repairs for damaged items that are not substantial deterioration
• Items requiring further inspection

Timeline from notice to owner summary

• Day 0: certified letter from the building department
• By day 14: association notifies unit owners of the inspection and due date
• By day 180: Phase 1 report submitted to the building department
• Within 45 days of receiving the report: inspector summary to every owner, posted on the property and on the association website if one is required

Frequently asked questions