40-Year Recertification. Done the way engineers want it done.
How CORE Builder Group delivers the structural restoration scope on a Miami-Dade or Broward 40-year recertification — sequenced for occupancy, priced with full transparency, stamped by your engineer of record.
Reviewed by Ryan Perez, Managing Partner · Last reviewed
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What does a CORE recertification project include?
CORE Builder Group delivers the full structural restoration scope identified in the engineer's recertification report. That scope typically includes concrete spall repair, rebar replacement, post-tensioning repair where applicable, balcony rebuild, stair-tower restoration, waterproofing, and coordination with the electrical scope performed by a licensed electrical contractor. Our responsibility is to complete the structural work in compliance with the engineer's stamped direction, on a schedule that permits the building to submit re-inspection documentation inside the county's deadline window. A typical condominium project runs 90 to 180 days.
How is scope priced on a 40-year recertification?
Recertification scopes are priced one of two ways. A lump-sum contract is used when the engineer's report is detailed enough that field conditions are well-understood and quantities are measurable. A unit-price contract is used when the scope is primarily 'repair concrete as found' — the total cost scales with quantities discovered during demolition. CORE Builder Group favors a hybrid: a lump sum for the defined scope plus agreed unit prices for concrete repair quantities, so the building knows exactly what unexpected work will cost before it happens.
What happens if the engineer identifies additional work during repair?
Additional structural conditions are common once concrete is opened up. When they appear, the engineer of record issues a field directive describing the added scope. CORE Builder Group prices that directive against the contract unit prices, submits it to the board or owner for approval, and proceeds on written authorization. Every approved directive is tracked in a single log that becomes part of the project closeout binder — so the board has a clean record of every change and its cost.
Why do engineers refer their boards to CORE for recertification work?
CORE Builder Group is the structural-restoration general contractor that engineers of record send to associations because the work returns clean. CORE self-performs concrete demolition, structural repair, post-tensioning, and waterproofing in-house — there is no critical-path subcontractor. Reports are submitted on the engineer's schedule, not the contractor's. Field directives are priced and acknowledged within 48 hours. The closeout binder arrives with every stamped repair, every warranty, and every change order documented — ready for re-inspection.
Ready to scope a building recertification (25 year, 30 year, 40 year, 50 year, 60 year, etc.) project? CORE will walk the building, talk to your engineer, and put a fixed plan in front of you.
Request an assessmentWhat engineers and boards ask us.
- Are reserves required to fund a 40-year recertification?
- Under Florida Statute § 718.112(2)(g), condominium associations must commission a Structural Integrity Reserve Study (SIRS) and maintain fully-funded reserves for building components with a remaining service life of less than 25 years, including structural elements flagged by the SIRS. In practice, most recertifications blend reserves, special assessments, and financing.
- What is the penalty for missing the recertification deadline?
- Miami-Dade County has authority to post 'unsafe structure' notices and assess escalating fines. Persistent non-compliance can escalate to condemnation in extreme cases. The practical cost of missing the deadline is always higher than the cost of meeting it.
- Does CORE coordinate the milestone inspection (SB 4-D) repair scope as well?
- Yes. Florida Senate Bill 4-D (2022) added a separate statewide milestone inspection at 30 years (25 if within three miles of the coast). The repair scope that follows a milestone inspection is similar to a 40-year recertification scope — concrete restoration, post-tensioning, waterproofing, structural reinforcement. CORE Builder Group delivers the repair scope under either trigger. See our Building Recertification & Milestone Inspections guide for the regulatory background.
- Florida Statute § 718.112 — Condominium operations & SIRSwww.flsenate.gov
- Miami-Dade Building Department — 40-Year Recertification programwww.miamidade.gov
Information on this page is for general orientation 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.
Often paired with building recertification (25 year, 30 year, 40 year, 50 year, 60 year, etc.).
Structural & Concrete Restoration→
Rebuilding load-bearing concrete, columns, slabs, and beams to original design strength — without displacing the people inside your building.
Post-Tensioning Cable Repair→
Specialist repair of failed, corroded, or under-stressed post-tension tendons in decks, parking slabs, and elevated structures.
Waterproofing Systems→
Building envelope, below-grade, and plaza-deck waterproofing systems designed for wind-driven rain, salt air, and sub-tropical humidity.
Building Recertification (25 Year, 30 Year, 40 Year, 50 Year, 60 Year, etc.) in the field.
Walk through your scope with CORE. We'll put a fixed plan in front of you within 7 days.