Building recertification (40-year) in Orlando
County recertification, filed right and on time.
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We arrange and coordinate building recertification for condo and co-op associations in Orlando, working to the rules of the City of Orlando Building Official 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
The 40-year recertification is a Miami-Dade and Broward program; in Orlando the local requirement is the milestone inspection that the City of Orlando Building Official administers. Orlando's rule covers condo buildings three stories or taller, including condos inside apartment communities. Inspections are due within 180 days of the city's certified letter.
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Recertification in Orlando
- The city mails certified letters to associations whose inspection is due, and the inspection is due within 180 days of receiving the letter unless an earlier legacy date applies.
- The city page lists 30-year deadlines in its steps but says 25 or 30 years in its FAQ, so confirm with the building official which trigger applies before relying on either.
- For noncompliance, the city says proceedings may be initiated as authorized by law.
- The city's milestone page describes the structural milestone inspection only and does not mention electrical reports, thermography or parking lot items.
- The Phase One report and forms are uploaded through the city's online form; the city aims to respond within one business day and then allows five business days for review.
How we handle building recertification in Orlando
The 40-year recertification is a South Florida program. In Orlando the local requirement is the milestone inspection for condo and co-op buildings three stories or taller, structural only on the city's page. Boards that want electrical or site items reviewed usually fold them into the SIRS.[1][3]
Permits for building recertification (40-year) in Orlando
- City of Orlando Building Official: Milestone inspection notices, Phase 2 reports and repair permits in Orlando
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][3][5]
Miami-Dade recertification schedule
- 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.
Broward Building Safety Inspection Program (Fort Lauderdale)
- 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
| Topic | Rule in Orlando | Source |
|---|---|---|
| Local program | Orlando's rule covers condo buildings three stories or taller, including condos inside apartment communities. | City of Orlando |
| Repairs | Orlando gives 365 days after submitting to pull a repair permit. | City of Orlando |
| State data | Orange County had 1 unsafe or uninhabitable finding in 2025, and Osceola had 10 in 2024. | OPPAGA 26-04 |
| Contact | Orlando takes milestone questions at 407.246.3443. | City of Orlando |
Building recertification (40-year) services in Orlando
Structural recertification in Orlando
The structural report for Miami-Dade and Broward recertification, signed by a qualified engineer or architect.
Electrical recertification and thermography in Orlando
The electrical half of recertification, including infrared thermography where the program requires it.
Parking lot guardrails and lighting in Orlando
The parking lot illumination and guardrail certifications some recertification programs require.
Frequently asked questions
Does Orlando have a 40-year recertification?
Orlando applies the milestone law to condo and co-op buildings three stories or taller, including condos within an apartment community; one, two and three-family dwellings of three habitable stories or fewer are exempt. Whatever the local name, condo and co-op buildings must also meet the state milestone law.
Is Orlando 25 or 30 years?
The city page shows 30-year deadlines in one place and 25 or 30 years in another. Confirm with the building official before relying on either.
Does Orlando require an electrical recertification?
The city's milestone page covers the structural inspection only and does not mention an electrical report.
Sources
- Complete Your Milestone Inspection, City of Orlando, City of Orlando. Accessed October 28, 2026.
- Milestone Inspection Reporting Data 2024 and 2025, Report 26-04, July 2026, Florida Legislature, OPPAGA. 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.
- Building Safety Inspection Program, City of Fort Lauderdale, City of Fort Lauderdale. Accessed October 28, 2026.
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