Structural recertification in Pinellas County
The structural half of your county recertification.
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We arrange and coordinate structural recertification for condo and co-op associations in Pinellas County, working to the rules of the Pinellas County Building and Development Review Services 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
In Pinellas County the structural review owners call recertification is the milestone inspection, which must be performed and sealed by a Florida-licensed engineer or architect. Phase 1 in Pinellas is a visual examination of habitable and non-habitable areas by an architect or engineer. The county files for unincorporated Pinellas and seven towns including Indian Rocks Beach and Belleair Beach.
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Structural reports in Pinellas County
- 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.
- 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 counts a garage or parking area beneath the living space as a story, which can bring a building over parking into the three-story rule.
How we handle structural 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 in Pinellas County
- Pinellas County, Condo Milestone Inspections: Milestone inspection registration and reports through the Access Portal
Who may sign it
- Miami-Dade threshold buildings: a qualified structural engineer, with a self-qualification letter and proof of structural specialisation
- Miami Beach threshold buildings (over 3 stories or 50 feet, or large assembly): a Florida-licensed structural engineer
- Miami Beach non-threshold buildings: an architect or engineer
Filing in the City of Miami
The City of Miami takes reports through iBuild and ProjectDox with strict file names (RC-S for structural). Buildings built in 1982, 1983 or 1984 shown as overdue cannot use the online process. Filing the report gives 60 days to obtain repair permits without a violation.[6]
Structural glazing on threshold buildings
Miami-Dade requires structural glazing recertification every 5 years for threshold buildings, with a fee of $380.90.[4]
| Topic | Rule in Pinellas County | Source |
|---|---|---|
| Filing | The county files for unincorporated Pinellas and seven towns including Indian Rocks Beach and Belleair Beach. | Pinellas County |
| Repairs | In a Special Flood Hazard Area the county applies the 49% rule to repairs. | Pinellas County |
| Repairs | 8 Pinellas buildings were found unsafe or uninhabitable in 2024, the second highest county count. | OPPAGA 26-04 |
| Notice | Notices arrive by certified mail, and owners must be told within 14 days. | Pinellas County |
| Contact | The county takes milestone questions at Milestone@pinellas.gov. | Pinellas County |
Frequently asked questions
Who can sign the structural report in Pinellas County?
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. Ask each firm in writing which engineer will seal the report.
Does Pinellas County handle reports for our city?
The county files for unincorporated Pinellas and seven municipalities, Belleair Beach, Belleair Bluffs, Belleair Shore, Indian Rocks Beach, Oldsmar, Safety Harbor and Kenneth City. Other cities file with their own building departments.
How do we register in Pinellas County?
On the Pinellas County Access Portal, following the county's registration guide for condo milestone inspections.
Sources
- Condo Milestone Inspections, Pinellas County, Pinellas 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.
- Recertification (Miami-Dade County Building), Miami-Dade County. Accessed October 28, 2026.
- Building Recertification, City of Miami Beach, City of Miami Beach. Accessed October 28, 2026.
- Get a Building Recertification (City of Miami), City of Miami. Accessed October 27, 2026.
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