Coastal 25-year inspections in Tampa
Your building department, not a fixed 3-mile line, decides.
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We arrange and coordinate the 25-year coastal rule for condo and co-op associations in Tampa, working to the rules of the City of Tampa Construction 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
Whether a Tampa building's first milestone inspection comes at 25 or 30 years is a local decision under s. 553.899(3)(b), based on circumstances such as proximity to salt water. Tampa requires milestone inspections under City Code s. 5-110.9 at 30 years and every 10 years after. Tampa's page shows a 30-year trigger and no 25-year coastal rule, even for bayfront buildings.
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25 or 30 years in Tampa
- The city's program page shows the 30-year trigger only and no 25-year rule for buildings near salt water, so bayfront towers on Bayshore and Harbour Island follow the same 30-year clock as inland buildings unless the city notifies otherwise.
How we handle the 25-year coastal rule in Tampa
Tampa keeps to the statute's shape with its own filing route. The city's notice starts a 180-day Phase I clock, Phase II follows within 180 days of the Phase I report, and both are filed by a Florida design professional as an RCT record in Accela. We get the engineer registered and the record opened early, because the clock does not stop while the account is set up.[1]
Permits in Tampa
- City of Tampa Construction Services: Milestone notices, RCT filings in Accela and repair permits
What changed in 2023?
SB 4-D (2022) made 25 years automatic for buildings within 3 miles of a coastline. SB 154 (2023) replaced that with the local enforcement agency's decision based on local circumstances such as proximity to salt water. Many guides, and some search answers, still quote the old automatic rule.[4][3][2]
| Topic | Rule in Tampa | Source |
|---|---|---|
| First inspection | Tampa requires milestone inspections under City Code s. 5-110.9 at 30 years and every 10 years after. | City of Tampa |
| Notice | Phase I is due within 180 days after the owners receive the city's written notice. | City of Tampa |
| Filing | Tampa reports are filed in Accela Citizen Access as an RCT record. | City of Tampa |
| Notice | Tampa asks buildings that were not notified to contact the city directly. | City of Tampa |
| Repairs | Tampa's page sets no repair deadline of its own, so the state 365-day rule governs. | City of Tampa |
| Contact | Tampa Construction Services takes milestone questions at (813) 274-3100, option 1. | City of Tampa |
Frequently asked questions
Is Tampa on a 25-year or a 30-year schedule?
The city's program page shows the 30-year trigger only and no 25-year rule for buildings near salt water, so bayfront towers on Bayshore and Harbour Island follow the same 30-year clock as inland buildings unless the city notifies otherwise. Your notice letter is the deciding document if anything on a website differs.
Does Tampa use the 25-year coastal rule?
The city's page shows a 30-year trigger and no 25-year coastal rule.
How do we file a milestone report in Tampa?
Through Accela Citizen Access, where a registered user applies for an RCT record. The report is performed, signed and sealed by a Florida design professional.
Sources
- Condo milestone inspections, City of Tampa Construction Services, City of Tampa. Accessed October 28, 2026.
- s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
- Chapter 2023-203, Laws of Florida (CS/CS/SB 154), approved June 9 2023, Laws of Florida. Accessed October 27, 2026.
- Chapter 2022-269, Laws of Florida (SB 4-D), approved May 26 2022, Florida Department of State / Laws of Florida. Accessed October 27, 2026.
- Mandatory Milestone Inspections, Palm Beach County Building Division, Palm Beach County. Accessed October 28, 2026.
- Building Recertification Inspection Program, City of Boca Raton, City of Boca Raton. Accessed October 28, 2026.
- Recertification (Miami-Dade County Building), Miami-Dade County. Accessed October 28, 2026.
- Building Safety Inspection Program, City of Fort Lauderdale, City of Fort Lauderdale. Accessed October 28, 2026.
- Condominium Inspections FAQ, City of Cape Coral, City of Cape Coral. Accessed October 28, 2026.
- Condo Milestone Inspections, Pinellas County, Pinellas County. Accessed October 28, 2026.
- Broward County Board of Rules and Appeals Policy #05-05, Building Safety Inspection Program (effective 9 August 2024), Broward County Board of Rules and Appeals (copy linked from the City of Fort Lauderdale BSIP page). Accessed October 28, 2026.
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