Building recertification (40-year) in Pinellas County

Recertification in Pinellas County

• Ordinance 24-18 sets the county process, and associations register on the Pinellas County Access Portal before reports can be filed.
• The county uses the 30-year schedule with the state's legacy dates and no separate coastal rule, so a Gulf-front tower on Indian Rocks Beach has the same first deadline as an inland building.
• Buildings that reached 30 years before 1 July 2022 had to be inspected before 31 December 2024, those reaching 30 by 31 December 2024 before 31 December 2025, and later buildings by 31 December of the year they turn 30.
• The county describes Phase 1 as a visual examination of the habitable and non-habitable areas of the building by a Florida architect or engineer, who decides whether Phase 2 testing is needed.
• The county's milestone page does not mention an electrical report, thermography or parking lot certificate.
• Notices go to the association and any non-association owner by certified mail, and the association tells unit owners within 14 days, by email or a website posting where owners have agreed to that.

How we handle building recertification in Pinellas County

Pinellas County has no Miami-Dade or Broward style recertification on its milestone page. The local requirement is the 30-year milestone inspection under Ordinance 24-18, filed through the Access Portal, and the page asks for no electrical or parking lot report. The structural review boards ask for is that milestone inspection.[1]

Permits for building recertification (40-year) in Pinellas County

• Pinellas County, Condo Milestone Inspections: Milestone inspection registration and reports through the Access Portal

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.[3][4][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

Frequently asked questions