Service Area
Building Recertification & Milestone Inspections in
Miami-Dade County
Whether a Miami-Dade building is on the 25-year or the 30-year cycle depends on three things at once: three or more habitable stories, a Certificate of Occupancy in 1998 or later, and a location inside the county's 3-mile coastal zone. Fortis BuildSafe Solutions confirms which applies before any fieldwork is scheduled, then performs the recertification inspection that administers and satisfies the state milestone requirement. Fortis also delivers Structural Integrity Reserve Study work, forensic investigations, building condition surveys and building restoration oversight for associations and property managers across the county.
- Verification
- Florida PE-led engineering, delivered to the Fortis Standard
- Updated
- September 30, 2026
Coverage Record
Service Area
Miami-Dade County
Building Types
Condominium · HOA · Commercial · Multi-family
Statutes Enforced
§553.899 · §718.112 · County recertification
Updated
September 30, 2026
Compliance
Miami-Dade County Building Compliance Requirements
Milestone Inspections
The milestone inspection is a state requirement enforced by the local building department, which in Miami-Dade administers it through the county recertification program. Under , 30 years from the Certificate of Occupancy is the statewide default; 25 years applies only where the Local Enforcement Agency has affirmatively adopted it under §553.899(3)(b). In Miami-Dade County, 25 years for condominium or cooperative buildings of 3+ habitable stories with a Certificate of Occupancy issued 1998 or later, located inside the county’s 3-mile coastal zone. 30 years otherwise. (authority: Miami-Dade County Code §8-11(f), as applied by the Building Department’s published recertification guidance, verified 2026-08-20). See milestone inspection deadlines by jurisdiction for the full record.
SIRS (Structural Integrity Reserve Study)
A Miami-Dade association’s SIRS deadline has nothing to do with its recertification cycle. Florida runs from the creation of the condominium under §718.112(2)(g)1., so two buildings on the same street with the same recertification year can owe their reserve studies years apart. Where a milestone inspection was required by December 31, 2026, the initial SIRS may be completed alongside it, but no later than that date. See the SIRS Florida — Structural Integrity Reserve Study service page. For buildings inside city limits, the Coral Gables page explains the local filing context, and the City of Miami page does the same for buildings inside Miami city limits.
30-Year Building Recertification (25 Years For Qualifying Coastal Buildings)
Miami-Dade County requires recertification of buildings of three or more habitable stories: three-story-or-higher condominiums and cooperatives with a Certificate of Occupancy of 1998 or later within Miami-Dade’s 3-mile coastal zone trigger recertification at 25 years; all other qualifying buildings trigger at 30 years, and every 10 years after (Miami-Dade County Code §8-11(f), as applied by the Building Department’s published recertification guidance). This county program, under Miami-Dade County Code §8-11(f), as applied by the Building Department’s published recertification guidance, is how the state milestone inspection requirement is administered and satisfied in Miami-Dade — one process, covering structural and electrical systems. The 2022 ordinance replaced the county’s former 40-year cycle. Fortis handles the structural inspection and delivers the sealed report; filing with the county is the association’s responsibility.
Scope
Our Services In Miami-Dade County
Milestone Inspections
Phase 1 and Phase 2 milestone inspections under Florida law, keyed to your Certificate of Occupancy date.
Structural Integrity Reserve Study
Statutory study under F.S. §718.112(2)(g) for condominium and cooperative buildings three stories and up: a visual inspection of the structural, roof, waterproofing and electrical components and a funding schedule for their remaining useful life. Separate from a general reserve study.
Building Recertification
County-mandated recertification of structural and electrical safety. Miami-Dade: 30 years from the Certificate of Occupancy generally, 25 for qualifying coastal condominiums and cooperatives. Broward: 25 years countywide. Every 10 years thereafter, prepared and filed to the current county ordinance.
Pre-Recertification Inspections
A voluntary walk well before the county filing. Planning and foresight can potentially save repair costs and mitigate large outlays by defining the likely scope and budget in advance.
Building Condition Surveys
Documented structural assessment and evaluation for capital planning, acquisitions, insurance and lender requirements.
Forensic Investigations
Structural assessment and evaluation of cracking, concrete spalling, leaks, corrosion and settlement.
Seawall Inspections
Assessment of seawalls, caps, tie-backs, docks and bulkheads on residential and commercial South Florida waterfront properties.
Building Restoration Oversight
Investigation of existing deterioration, repair recommendations and documentation, bid support, and engineering oversight through project close-out.
Owner's Representation
Fortis sits on the owner’s side of the table: bid review, contractor oversight, pay-application review and close-out.
Structural Engineering
Structural assessment, evaluation and structural repair engineering for existing buildings.
Special Inspections
Inspections performed at specific stages during construction that certify work quality to the building department.
Turnover Services
Engineering inspections and evaluation performed during the statutory turnover process under §718.301, Florida Statutes, at developer-to-association handover.
Scoping
How Fortis Scopes A Miami-Dade County Property
Every building on the property is scoped separately against the requirement that applies to it, so a multi-building Miami-Dade County association is not billed or filed as one structure.
Coverage
Cities We Serve In Miami-Dade County
- Miami
- Miami Beach
- Hialeah
- Coral Gables
- Doral
- Homestead
- North Miami
- North Miami Beach
- Aventura
- Sunny Isles Beach
- Miami Lakes
- Cutler Bay
- Palmetto Bay
- Pinecrest
- South Miami
- Surfside
- Bal Harbour
- Bay Harbor Islands
Next Step
Request An Inspection In Miami-Dade County
Contact Fortis to discuss your building’s compliance requirements.
The Fortis Standard
Every Building. Every Engineer. The Fortis Standard.
Establish Where Your Building Stands
Send the property details and Fortis will confirm which requirement applies and provide a written scope before any fieldwork begins.