Recertification rules in Florida come in two layers. Miami-Dade and Broward have long-standing county programs, now beginning at 30 years of age (25 for coastal buildings), then every 10 years, the program long called '40-year recertification.' Separately, Florida's statewide milestone inspection (FS 553.899) applies to qualifying multi-story condominium and cooperative buildings everywhere, including the Keys, and some other municipalities (for example, Boca Raton and Boynton Beach) have adopted their own recertification ordinances.
This guide explains the basics. Your building's specific requirement and deadline depend on its age, size, and location, which we confirm.
What recertification is
Recertification is a county or local requirement to confirm an aging building remains structurally and electrically safe for continued occupancy. The structural portion involves an inspection and a sealed report on the jurisdiction's form.
Who needs it and when
In Miami-Dade and Broward, qualifying buildings are now recertified beginning at 30 years of age (25 for coastal buildings), then every 10 years, as most recently amended. These thresholds and timing are set by each jurisdiction and change periodically, which we confirm for your building. Owners typically receive a notice with a deadline from the county or municipality.
What the structural inspection looks at
The structural portion traces the building's load path and looks for the failure modes that age coastal concrete buildings. High on the list is spalling: when chloride from salt air and moisture reaches the reinforcing steel, the rebar corrodes and expands, cracking off the concrete cover. Balconies, cantilevered slabs, and their guardrail connections get particular attention because they are exposed and safety-critical, along with waterproofing breakdown, corroded connections and lintels, and any signs of differential settlement or overload.
The engineer documents conditions and, where needed, calls for repair before certifying. The findings and any required repairs are set out in a sealed report on the jurisdiction's form.
Recertification vs milestone inspection
These are separate requirements with separate reports and deadlines. A building can owe both. We help you understand which apply to your property.
Questions
At what age does a building need recertification?
It varies by jurisdiction. Miami-Dade and Broward now begin recertification at 30 years of age (25 for coastal buildings), then every 10 years, formerly the '40-year' program. Florida's statewide milestone inspection applies separately to qualifying multi-story condo and co-op buildings, including in the Keys. The exact trigger depends on the building's age, size, and location.
Is recertification the same as the milestone inspection?
No. County recertification and the statewide milestone inspection are separate programs with separate reports and deadlines, and a building may be required to complete both.