40-year building recertification in Miami-Dade and Broward
County recertification, filed right and on time.
Get Your Free Proposal
Tell us about your building and any notice or deadline you have. We will respond right away with next steps and a proposal.
We arrange the structural and electrical recertification reports with Florida-licensed engineers and architects, track the county or city deadline, and coordinate filing, fees and any repair permits.
- Free, no-obligation proposal
- Inspections by Florida-licensed engineers and architects
- Milestone, SIRS and recertification deadlines
The short answer
The "40-year" name is historic. Miami-Dade County's recertification program under County Code s. 8-11(f) dates from 1975 and now starts at 30 years for most buildings built from 1993 (25 years for coastal condo and co-op buildings 3 stories or more built from 1998), with reports due within 90 days of notice. Broward's Building Safety Inspection Program, as Fort Lauderdale applies it, starts at 25 years with reports due within 180 days. Both run alongside the state milestone inspection law.
Last updated
Who needs recertification
In Miami-Dade, nearly every building except single-family homes, duplexes and minor buildings with an occupant load of 10 or less and 2,000 square feet or less. That is far wider than the state milestone law, which covers only condo and co-op buildings three habitable stories or more. Broward's program exempts structures under 3,500 square feet and small residential buildings of up to four units and three stories.
- Condominium and cooperative associations in Miami-Dade and Broward
- Rental apartment, office, retail and other commercial building owners in Miami-Dade
- Property managers who handle county notices and filings
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.[7][1][4]
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
| Item | Fee or penalty | Government |
|---|---|---|
| Initial recertification review | $403.13 | Miami-Dade County (from 1 Oct 2025) |
| Late fee | $453.52 | Miami-Dade County |
| Quality control inspection | $169.04 per discipline | Miami-Dade County |
| Re-inspection | $99.42 | Miami-Dade County |
| Extension of up to 60 days | $75.58 | Miami-Dade County |
| Penalty for non-compliance | Initial $510, up to $10,000 per violation, possible lien | Miami-Dade County |
| One-time extension | $500 | City of Miami |
| Safety inspection review | $375 | City of Fort Lauderdale |
| Recertification fee | $500 | City of Boca Raton |
Building recertification (40-year) services
Structural recertification
The structural report for Miami-Dade and Broward recertification, signed by a qualified engineer or architect.
Electrical recertification and thermography
The electrical half of recertification, including infrared thermography where the program requires it.
Parking lot guardrails and lighting
The parking lot illumination and guardrail certifications some recertification programs require.
Frequently asked questions
Do we still need recertification if we did a milestone inspection?
In Miami-Dade and Broward, the county program still applies. The two have different schedules and reports, so plan them together. Ask your building department whether one inspection can satisfy both for your building.
Who can sign a recertification report?
In Miami-Dade, threshold buildings need a qualified structural engineer and an electrical engineer, with a self-qualification letter and proof of structural specialisation. Miami Beach requires a Florida-licensed structural engineer and an electrical engineer for threshold buildings; other buildings may use an architect or engineer.
What if we cannot file within 90 days in Miami-Dade?
The engineer may request an extension of up to 60 days, for a fee of $75.58. Late filing brings a late fee and can lead to citations and penalties up to $10,000 per violation.
Is recertification required outside Miami-Dade and Broward?
Some cities have their own programs, such as Boca Raton's Building Recertification Inspection Program, which predates the state law. Elsewhere, the state milestone inspection is the main requirement.
Sources
- Recertification (Miami-Dade County Building), Miami-Dade County. Accessed October 28, 2026.
- Get a Building Recertification (City of Miami), City of Miami. Accessed October 27, 2026.
- Building Recertification, City of Miami Beach, City of Miami Beach. Accessed October 28, 2026.
- Building Safety Inspection Program, City of Fort Lauderdale, City of Fort Lauderdale. Accessed October 28, 2026.
- Building Safety Inspection Program, City of Hollywood, City of Hollywood. Accessed October 28, 2026.
- Building Recertification Inspection Program, City of Boca Raton, City of Boca Raton. Accessed October 28, 2026.
- s. 553.899, Florida Statutes, Online Sunshine, Florida Legislature. Accessed October 28, 2026.
Get a free quote
Tell us about your project and we will get back to you fast.