Phase 2 milestone inspection in Miami
Testing and a repair program when Phase 1 finds deterioration.
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We arrange and coordinate Phase 2 inspections 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
Phase 2 adds destructive or nondestructive testing when Phase 1 finds substantial structural deterioration, and in Miami it follows local filing rules as well as s. 553.899. Miami-Dade building officials counted 308 required Phase 2 inspections in 2025. Miami-Dade accounted for 23 of Florida's 24 unsafe or uninhabitable findings in 2025.
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Who this is for
Associations whose Phase 1 report found substantial structural deterioration, and boards preparing for the cost of the repairs that usually follow.
Phase 2 repair costs in the state data
OPPAGA counted 903 Phase 2 repair permit applications for 2024 and 2025, from under $1,000 to $30 million. The average permit value was $337,229 in 2024 and $496,236 in 2025, and the most common repairs were concrete, electrical and structural.
Phase 2 in Miami
- 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.
- 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.
- Once a report is filed, the owner has 60 days to obtain the repair permits it calls for without a violation being issued.
- 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.
How we handle Phase 2 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.[2][4]
Permits in Miami
- City of Miami Building Department, Unsafe Structures Services: Recertification and milestone filings, extensions and repair permits inside city limits
What does Phase 2 testing involve?
The inspector decides the testing, which can be destructive, such as cores or opening up a slab edge, or nondestructive. The statute tells the inspector to prefer locations that are least disruptive and most easily repaired while still representative of the structure. Plan for unit access, noise and temporary protection.[4]
Phase 2 deadlines
- Within 180 days of the Phase 1 report: progress report to the building department with a timeline for completing Phase 2
- On completion: sealed Phase 2 report and summary to the association, any non-condo owner and the building official
- Within 45 days of receiving it: summary to every owner
- Within 365 days of the Phase 2 report: repairs for substantial structural deterioration must have commenced, or the building department must check whether the building is unsafe for occupancy
| 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 |
| Who signs | Threshold buildings need separate structural and electrical engineers under the county guidelines. | Miami-Dade County |
| Extensions | The city grants a single $500 extension, and only when it is requested before the due date. | City of Miami |
| Report deadline | The city says a response takes about six weeks. | City of Miami |
Frequently asked questions
What happens after a Phase 2 finding in Miami?
Across Miami-Dade, building officials counted 308 required Phase 2 milestone inspections in 2025. The Phase 2 report also sets out the repairs the engineer recommends, which become the repair scope.
How common is Phase 2 in Miami-Dade?
Miami-Dade building officials counted 308 required Phase 2 milestone inspections in 2025, and the county had 23 of the 24 unsafe or uninhabitable findings statewide that year.
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 do we have to pull repair permits in Miami?
The city gives 60 days after the report is filed to obtain the repair permits without a violation.
Sources
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. Accessed October 27, 2026.
- 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.
- s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
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