Reference
Which Broward, Miami-Dade and Palm Beach jurisdictions adopted the 25-year milestone inspection trigger, which sit on the 30-year state default, and the authority behind each determination.
Determination Record
24
Jurisdictions tracked
4
On the 25-year trigger
2
Conditional (coastal test)
18
On the 30-year default
Last reviewed September 4, 2026
Thirty years from the Certificate of Occupancy is the statewide default, and 25 years applies only where the Local Enforcement Agency affirmatively adopted it. Florida keeps no registry of those local adoptions, so the answer is jurisdiction by jurisdiction. Broward County adopted 25 years countywide. Miami-Dade applies 25 years to qualifying condominium and cooperative buildings inside its 3-mile coastal zone. Palm Beach County has no countywide ordinance, so each incorporated city answers for itself.
Adopted locally
25
Years from the CO
Applies only where the Local Enforcement Agency adopted it under §553.899(3)(b), or where a county ordinance reaches the building.
Conditional — 25 or 30 by per-building test
Statewide default
30
Years from the CO
The default under §553.899(3). Where no adopting ordinance was located, the default is presumed — not confirmed. Check the tag on each jurisdiction.
Statutory history
The rule most published material still repeats — “25 years coastal, 30 years inland” — is repealed. SB 4-D (2022) created that automatic split. SB 154 (Ch. 2023-203) struck the automatic 25-year coastal trigger.
Under the statute as it stands, §553.899(3) sets 30 years from the Certificate of Occupancy as the statewide default, and §553.899(3)(b) permits a Local Enforcement Agency to adopt 25 years instead. Nothing requires the state to publish which agencies did so, and no such registry exists.
That is why a board searching this question gets contradictory answers: sources written before 2023 describe a rule that no longer applies, and sources written after it rarely go jurisdiction by jurisdiction. The records below do, with the authority stated for every entry.
Records
Each record states the rule, the ordinance or statutory authority behind it, and the date Fortis last verified it against the source. Every record has a stable anchor, so a specific jurisdiction can be linked and cited directly.
To turn a record into a date, use the milestone deadline calculator — it applies the trigger below to a Certificate of Occupancy date and carries the same authority and verification date with the result.
Download the record
Free to reuse with attribution to Fortis BuildSafe Solutions and a link to this page.
Common misreading
City webpage says
30 years
Enforced rule
25 years
The City of Miami Beach webpage states “30 years.” That is an incomplete summary of the Miami-Dade County baseline and does not reflect the coastal-zone provision the city itself enforces.
Miami Beach has no competing ordinance of its own. It enforces the Miami-Dade County recertification program. Because Miami Beach is a barrier island lying entirely inside the county’s 3-mile coastal zone, every qualifying condominium or cooperative building of three or more habitable stories with a Certificate of Occupancy issued in 1998 or later is on the 25-year trigger — not 30.
Method
Nothing marked state default presumed is a confirmation. It records that no adopting ordinance was located as of the verification date shown on that record.
Every jurisdiction on this record is currently tagged confirmed or state default presumed. Confirm a presumed default with the local building department before a board relies on it.
Common questions
Thirty years from the Certificate of Occupancy is the statewide default under F.S. §553.899(3). Twenty-five years applies only where the Local Enforcement Agency with jurisdiction over your building affirmatively adopted it under §553.899(3)(b). Broward County adopted 25 years countywide. In Miami-Dade the 25-year trigger applies to qualifying condominium and cooperative buildings inside the county’s 3-mile coastal zone. In Palm Beach County there is no countywide ordinance, so each incorporated city answers for itself.
Twenty-five years for qualifying condominium and cooperative buildings. Miami Beach has no competing ordinance of its own; it enforces the Miami-Dade County recertification program, and because the city is a barrier island entirely inside the county’s 3-mile coastal zone, every qualifying building in the city falls under the coastal-zone provision. The city’s own webpage states 30 years, which is an incomplete summary of the county baseline.
Yes. SB 4-D (2022) created an automatic 25-year trigger for buildings within 3 miles of the coast and 30 years elsewhere. SB 154 (Ch. 2023-203) repealed that automatic coastal trigger. The current statute sets 30 years as the statewide default and permits a Local Enforcement Agency to adopt 25 years instead.
No. Florida maintains no registry of local milestone inspection determinations made under F.S. §553.899(3)(b). The trigger age must be confirmed jurisdiction by jurisdiction with the Local Enforcement Agency that has authority over the building.
They are separate requirements with separate clocks. The milestone inspection under F.S. §553.899 is triggered by the age of the building measured from its Certificate of Occupancy. The Structural Integrity Reserve Study under F.S. §718.112(2)(g)1 is triggered by the creation of the condominium and runs on a 10-year cycle. Neither satisfies the other.
It means no adopting ordinance was located for that jurisdiction as of the verification date shown. The 30-year state default applies unless the local building department says otherwise, and that should be confirmed before a board relies on it.
Separate clock
Boards conflate these two constantly. The milestone inspection clock runs from the building’s Certificate of Occupancy. The Structural Integrity Reserve Study clock does not: under , the SIRS is triggered by the creation of the condominium and runs on a 10-year cycle.
A building can be current on one and overdue on the other. Neither report satisfies the other requirement. Read what a SIRS is and what it must cover →
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