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What You Should Know About the 40-Year Recertification of Property
Fun fact: Miami-Dade’s “40-year recertification” isn’t really 40 years anymore. After the Champlain Towers South collapse in Surfside in 2021, Miami-Dade, Broward and the State of Florida all tightened their building safety inspection rules. Most newer buildings now face their first inspection years earlier than they used to.
If you own a commercial property, apartment building or condo building, here’s what you need to know in 2026.
What changed, and when
- 2022: Florida passed SB 4-D, creating “milestone inspections” for condo and co-op buildings three stories or taller. Miami-Dade amended its recertification ordinance the same year and strengthened its inspection guidelines.
- 2023: SB 154 refined the state milestone inspection rules.
- 2024: Broward’s Board of Rules and Appeals amended its building safety inspection policy to start inspections at 25 years. In Miami-Dade, buildings built from 1983 through 1992 had to finish their first recertification by December 31, 2024.
- 2025: HB 913 took effect July 1, 2025. It clarified that milestone inspections apply to buildings with three or more habitable stories and required local rules that set a deadline, no more than one year, to start structural repairs after a Phase 2 report. Miami-Dade also required new report templates starting with the 2025 cycle.
What types of buildings are included?
Miami-Dade County: recertification applies to all buildings except single-family homes, duplexes, and minor buildings with an occupant load of 10 or less and 2,000 square feet or less.
Broward County: the building safety inspection applies to most buildings. Exempt buildings include single-family homes, duplexes and other one- to four-family homes with three or fewer habitable stories, fee simple townhouses, minor structures under 3,500 square feet, and government and school board buildings. Attached decks, balconies, docks, seawalls and parking garages are included.
When is my building due?
| Miami-Dade County | Broward County | Florida milestone inspection (condos and co-ops) | |
|---|---|---|---|
| Applies to | Most buildings except single-family, duplexes and small minor buildings | Most buildings except 1–4 family homes (3 or fewer habitable stories) and minor structures under 3,500 sq. ft. | Condo and co-op buildings with 3+ habitable stories |
| First inspection | 30 years (25 years for condo and co-op buildings 3+ stories within 3 miles of the coast). Older buildings keep their existing 40-year schedule | 25 years from the certificate of occupancy | By Dec. 31 of the year the building turns 30 (25 where the local government sets it for coastal buildings) |
| After that | Every 10 years | Every 10 years | Every 10 years |
| Report deadline | 90 days from the notice | Inspection within 180 days of the notice | Set by the local building official |
| Repairs | Deadline set by the building official | 180 days from the report | Must begin within the local deadline (no more than 1 year after a Phase 2 report) |
In Miami-Dade, recertification is handled by the county for unincorporated areas and by each city’s building department within its city limits, so check with the building official where your property sits. For condo buildings, a completed milestone inspection can also satisfy the county recertification.
How does recertification work?
As your building approaches its milestone, the county or city building department sends a Notice of Required Recertification (Miami-Dade) or Notice of Required Building Safety Inspection (Broward). Miami-Dade now sends courtesy notices two years and one year in advance.
In Miami-Dade, owners have 90 days from the notice to submit a report from a Florida-registered engineer or architect. The building official can grant an extension of up to 60 days on written request. If the inspection finds problems, the owner must make the repairs and submit a follow-up report before the building is recertified for another 10 years.
In Broward, owners have 180 days to complete the inspection and 180 days from the report to finish repairs. Extensions of up to 60 days are possible.
If you don’t file, Miami-Dade issues a citation without further notice. Fines can add up and become liens on the property, and unsafe conditions can lead to an unsafe-structure case.
What do inspections include?
Inspections are performed by Florida-registered engineers or architects qualified in the relevant discipline. Buildings four stories or taller (threshold buildings) need separate structural and electrical engineers. Inspectors review:
- Structural: foundation, roofing systems, masonry bearing walls, steel and concrete framing, floors, windows, wood framing, balconies, walkways, stairs and railings
- Electrical: service, panels, branch circuits, conduit and raceways, emergency lighting and grounding
- NEW since 2022 in Miami-Dade: building facades, infrared scans of larger electrical systems (400 amps or more), parking lot lighting and guardrail certifications, and separate checks of structural glazing on taller buildings every 5 years
Florida milestone inspections for condos
Condo and co-op buildings with three or more habitable stories also have to meet Florida’s milestone inspection law (Fla. Stat. 553.899):
- Phase 1 is a visual inspection by a licensed engineer or architect.
- Phase 2 follows only if Phase 1 finds signs of substantial structural deterioration. It includes more detailed testing and a repair plan.
- The association pays for the inspection and must share the results with unit owners.
These buildings also need a Structural Integrity Reserve Study (SIRS) to plan and fund future repairs.
What if I do not receive a notice?
It happens. You’re still responsible. The requirement is based on your building’s age, not on whether a letter arrives, and so is every 10-year recertification after that. Check your building’s certificate of occupancy date and get ahead of the deadline, because waiting until the last month can leave little time to find an inspector and complete repairs.
Frequently asked questions
Is it still called the 40-year recertification? Many people still call it that, but in Miami-Dade most buildings now start at 30 years (25 for coastal condo and co-op buildings), and Broward starts at 25. Older buildings already on the 40-year schedule stay on it.
Does my single-family home need recertification? No. Single-family homes and duplexes are exempt in both counties. Broward also exempts homes with up to four units and three or fewer habitable stories.
Who can perform the inspection? A Florida-registered professional engineer or architect qualified in structural and/or electrical work. Taller threshold buildings need a structural engineer and an electrical engineer.
What happens if repairs are needed? You’ll need permits for the work, a deadline to complete it, and a follow-up report once it’s done. Your building can’t be recertified until the repairs are signed off.
Coming up on a recertification?
Have you received a notice from your city or county, or is your building approaching its 25th or 30th year? Get in touch and let’s talk about what your building needs.
Not sure what’s possible, or what it will cost?
Before you commit, a feasibility study shows what your property allows, what the permitting board will and won’t approve, and what it will take to get it done. It’s where every Debowsky Design Group project starts.
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