Building Recertification in South Florida
South Florida building recertification programs require certain aging buildings to undergo structural and electrical safety inspections at set intervals. Requirements vary by jurisdiction. Miami-Dade generally begins recertification at 30 years for inland buildings and 25 years for qualifying coastal condominium and cooperative buildings, while Broward’s Building Safety Inspection Program applies to qualifying buildings at 25 years.
Miami-Dade’s program continues at 10-year intervals after the initial recertification. Broward also requires subsequent inspections every 10 years. The local building department, whether the city or county depending on the property location, administers the process and notifies the property owner or association when recertification is due.
Zone Permitting helps property owners, associations, managers, and project teams coordinate the administrative side of the recertification process, including building department requirements, report submittals, repair permits, follow-up, and closeout.
What Is Building Recertification?
A building recertification is a required safety review for certain older buildings. The process generally includes inspections by qualified professionals to evaluate the building’s structural and electrical systems and identify conditions that may require repair.
Once the reports are complete, they’re submitted to the local building department for review. If repairs are required, permits and additional documentation may be needed before the building can complete the recertification process.
Who Needs Building Recertification?
In Miami-Dade, the recertification program generally applies to qualifying buildings when they reach 30 years of age, with certain coastal condominium and cooperative buildings entering the program at 25 years. Recertification is then required every 10 years. Single-family homes, duplexes, and certain small buildings are excluded from Miami-Dade’s program.
Broward’s Building Safety Inspection Program applies to qualifying buildings and structures beginning at 25 years of age, with subsequent inspections every 10 years. Certain properties are exempt, including qualifying single-family through four-family dwellings, fee-simple townhouses, and minor structures under 3,500 square feet.
What Does the Recertification Process Include?
The exact process varies by jurisdiction, but a building recertification generally moves through a few key steps:
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Notice from the local building department that the building is due for recertification
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Structural and electrical inspections performed by qualified Florida-licensed professionals
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Signed and sealed reports documenting the condition of the building and identifying any required repairs
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Report submittal to the building department within the required timeframe
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Repair permits and corrective work, if deficiencies are identified
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Follow-up documentation and closeout once the building has been brought into compliance
Additional requirements may apply depending on the building and jurisdiction, including parking lot illumination, guardrails, or other supporting certifications. Miami-Dade, for example, specifically includes parking lot illumination and certain waterway guardrail certifications in its recertification process.
Building Recertification and Milestone Inspections Are Not the Same Thing
Building recertification is a local building-safety program that may include structural and electrical review. Florida milestone inspections apply specifically to certain condominium and cooperative buildings and focus on structural safety under state law.
Depending on the building and jurisdiction, both requirements may apply. Florida’s milestone inspection law generally applies to residential condominium and cooperative buildings three habitable stories or more at 30 years, with local enforcement agencies permitted to require the first milestone inspection at 25 years based on local conditions, including proximity to salt water.
Miami-Dade and Broward Recertification Requirements
Miami-Dade County generally requires qualifying inland buildings to undergo recertification at 30 years, while condominium and cooperative buildings three stories or taller within three miles of the coastline enter the program at 25 years. Recertification is required every 10 years after the initial cycle. Property owners receive a Notice of Required Recertification and generally have 90 days to submit the required structural and electrical reports. Applicable parking lot illumination and waterway guardrail certifications may also be required.
Broward County requires qualifying buildings and structures to enter its Building Safety Inspection Program at 25 years, with subsequent inspections every 10 years. The local building department administers the program, and property owners remain responsible for completing the inspection even if they do not receive a notice. Broward currently allows 180 days from notification to complete the Building Safety Inspection.
In both counties, the city building department handles properties located within a municipality, while the county handles properties under county jurisdiction. Requirements, forms, fees, and submittal procedures may vary by local building department. Miami-Dade specifically directs owners within its municipalities to the building official for that jurisdiction.
What Happens If Repairs Are Required?
If the inspection identifies structural or electrical deficiencies, the building usually cannot complete recertification until the required repairs are addressed. Repair permits may be required, and the work must be completed under the applicable building code and local permitting requirements.
In Miami-Dade, repairs identified through the recertification process must follow the proper permitting process before the building can be recertified. In Broward, owners generally have 180 days from the inspection report to complete required repairs unless the Building Official approves a different timeframe.
Who Performs the Building Recertification Inspection?
The required inspections must be performed by appropriately licensed Florida professionals. Structural portions are typically completed by a licensed architect or professional engineer, while electrical portions must be completed by a qualified professional authorized to perform that review.
Zone Permitting does not perform the engineering or architectural inspection. We coordinate the permitting and administrative side of the process, work with the building department, track required documents and deadlines, help manage repair permits when needed, and follow the file through recertification closeout.
What Should You Do When You Receive a Recertification Notice?
Start by confirming the deadline, required inspections, and the building department handling the recertification. The owner or association will then need to retain the appropriate licensed professionals to complete the required structural and electrical inspections and prepare the reports.
Once the reports are ready, they must be submitted according to the local jurisdiction’s requirements. If the review identifies additional documents, corrections, or repair permits, those items must be addressed before the recertification can be closed.
Zone Permitting helps at any stage of the process, whether you’ve just received the notice, already have completed inspection reports that need to be submitted, or are working through repairs and building department comments.
Common Questions About Building Recertification
When does a building need recertification in South Florida?
It depends on the jurisdiction. Miami-Dade generally begins recertification at 30 years for inland buildings and 25 years for qualifying coastal buildings, then every 10 years. Broward’s Building Safety Inspection Program applies to qualifying buildings at 25 years, then every 10 years..
Who sends the recertification notice?
The local building department with jurisdiction over the property sends the notice. For properties inside a municipality, that is typically the city building department. County-jurisdiction properties are handled by the county.
What happens if I never received a recertification notice?
Do not assume the requirement does not apply. Broward specifically states that owners of qualifying buildings remain responsible for completing the inspection even if they have not received a notification.
Who performs the recertification inspection?
The required reports must be prepared by appropriately licensed Florida professionals. Miami-Dade requires written recertification reports prepared by a Florida-registered professional engineer or architect addressing structural and electrical safety.
Is building recertification the same as a Florida milestone inspection?
No. Building recertification is a local building-safety program, while milestone inspections are a statewide structural inspection requirement for certain condominium and cooperative buildings. Depending on the building and jurisdiction, both requirements may apply.
Are Miami-Dade and Broward the only areas in Florida that require building recertification?
No. Miami-Dade and Broward have some of the best-known local building recertification programs, but other jurisdictions, including the City of Boca Raton, have adopted their own recertification requirements. Requirements vary by jurisdiction, so property owners should confirm the rules with the local building department.
Need Help With a Building Recertification?
Whether you’ve just received a recertification notice, already have inspection reports in hand, or are dealing with repair permits and building department follow-up, Zone Permitting helps manage the process from submittal through closeout.
We coordinate with the local building department, keep track of required documents and deadlines, and help move the recertification forward.