CORE Builder Group
§ Building Recertification

Building Recertification &
Milestone Inspections.

South Florida buildings face two layered regimes: Miami-Dade's 40-Year Recertification ordinance (in force since 1975) and Florida's milestone inspection law (Senate Bill 4-D, 2022) — triggered at 30 years, or 25 if within three miles of the coast. CORE Builder Group delivers the structural restoration scope under either trigger, on schedule, under the engineer's stamp, with residents in place.

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Reviewed by Ryan Perez, Managing Partner · Last reviewed

Parker Dorado condominium recertification, Surfside — CORE Builder Group
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§ Definition

Building recertification in South Florida operates under two layered regimes. Miami-Dade County's 40-Year Recertification ordinance (Code § 8-11(f), enacted 1975) requires structural and electrical inspection at a building's 40-year mark, with reinspection every ten years thereafter. Broward County operates a substantially similar 40-year program. Florida's milestone inspection law (Senate Bill 4-D, codified at FL Statute § 553.899) added a parallel statewide requirement in 2022: condominium and cooperative buildings three stories or higher must undergo milestone inspection at 30 years — or 25 years if within three miles of the coast — and every ten years thereafter. The two regimes can both apply to the same building. Either inspection identifies deficiencies — concrete spalling, post-tension cable failure, water intrusion, structural cracks — that must be repaired by a qualified contractor before the engineer of record submits sign-off.

§ How it works

How CORE delivers a recertification or milestone repair scope.

Four phases, one accountable contractor — under the engineer's stamp from kickoff through county sign-off.

  1. Phase 01

    Engineer's report review

    CORE reads every line of the structural report, walks the building with the engineer of record, and translates the report into a priced, sequenced scope — including unit prices for concrete repair quantities discovered in the field.

  2. Phase 02

    Board alignment

    CORE presents the scope to the association's board, answers resident questions, and delivers a phasing plan that keeps residents in place and the building operational from day one of work through final punch.

  3. Phase 03

    Restoration execution

    CORE's in-house crews perform concrete spall repair, rebar replacement, post-tensioning where applicable, balcony rebuilds, stair-tower restoration, waterproofing, and finish work — all under the engineer's stamped direction.

  4. Phase 04

    Re-inspection & sign-off

    The engineer of record re-inspects completed work at agreed milestones and upon final completion. CORE assembles the closeout binder — all stamped repairs, warranties, and documentation — and coordinates the county submittal for recertification sign-off.

§ Continue reading

A board-member's 9-month checklist for preparing your recertification.

Month-by-month guide for Miami-Dade condominium boards — engineer selection, member communication, scope review, financing options.

Read article →
§ Frequently asked

Questions from boards and owners.

What is a building recertification in Miami-Dade?
South Florida buildings operate under two layered recertification regimes. Miami-Dade County's 40-Year Recertification ordinance (Code § 8-11(f), enacted 1975) requires structural and electrical inspection at 40 years, with reinspection every 10 years thereafter. Separately, Florida Senate Bill 4-D (2022, codified at FL Statute § 553.899) added a statewide milestone inspection at 30 years — or 25 years if the building is within three miles of the coast — for condominium and cooperative buildings three stories or higher. Many South Florida buildings are subject to both regimes. Each inspection is performed by a Florida-licensed Professional Engineer or Architect; deficiencies must be repaired by a qualified contractor before sign-off.
What's the difference between the 40-year recertification and the FL milestone inspection?
The 40-year recertification is a Miami-Dade County program established in 1975. The FL milestone inspection is a statewide program established by Senate Bill 4-D in 2022, after the Champlain Towers South collapse. The 40-year recertification covers structural and electrical components; the milestone inspection focuses on structural integrity. Different ages trigger each (40 years vs. 30 or 25 years), and the controlling code citations differ. Practically, a South Florida condo association may receive notices under both regimes. The repair scope that follows either inspection is similar — concrete restoration, post-tensioning, waterproofing, and structural reinforcement.
How is Broward County's program different?
Broward County operates a 40-year structural recertification program functionally similar to Miami-Dade's; the inspection scope and sign-off process are otherwise the same. Buildings in Broward — like buildings in Miami-Dade — are also subject to Florida's SB 4-D milestone inspection at 30 years (25 years if within three miles of the coast), regardless of the local county program.
Who pays for recertification?
For condominiums, the association funds recertification through reserves, special assessments, or financing. Under Florida Statute § 718.112(2)(g), condominium associations must commission a Structural Integrity Reserve Study (SIRS) and maintain reserves for structural components — a requirement added by SB 4-D. For rental multifamily and commercial properties, the owner funds inspection and repairs directly.
What happens if a building misses the deadline?
Under the Miami-Dade 40-year ordinance, the County has authority to post 'unsafe structure' notices, assess escalating fines, and in extreme persistent non-compliance escalate to condemnation. Under SB 4-D, milestone inspection is a state-mandated requirement; missed deadlines expose owners and association boards to statutory liability. The practical cost of missing either deadline is always higher than the cost of meeting it on schedule.
How long does the restoration scope take?
A typical condominium recertification or post-milestone restoration runs 90 to 180 days from mobilization to final punch. The variables are occupancy, access, and scope depth. CORE Builder Group commits to a fixed schedule once the scope is finalized with the engineer of record.
§ Sources

This article is for general information about Florida and Miami-Dade building regulations and does not constitute legal or engineering advice. Building owners should engage a Florida-licensed Professional Engineer or Architect and consult their municipal building department for project-specific guidance. Statutes and code requirements change — verify current law and local municipal amendments before acting.

§ By city

Recertification & SB 4-D coverage by city.

How the regime applies locally — and how CORE delivers the restoration scope in your municipality.

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§ Start now

Deadline coming up? CORE will walk the building with your engineer and put a fixed plan in front of the board within 7 days.

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