The 40-year recertification in the City of Miami is a required structural and electrical safety inspection for older buildings, done by a Florida-licensed engineer or architect and repeated every 10 years. Since the 2021 Surfside collapse, it sits alongside a statewide milestone inspection and a structural integrity reserve study (SIRS) for condominium buildings. For a condo buyer or owner, these three items tell you a lot about a building's condition and about the costs that may be coming. Here is how they fit together as of September 2026.
What the 40-year recertification is
Miami-Dade County has required periodic recertification of older buildings for decades. The program is still widely called the "40-year recertification," but the age thresholds have changed, and the county now calls it building recertification.
The owner or association hires a Florida-licensed engineer or architect, who inspects the building and certifies that it is structurally and electrically safe for continued use. Depending on the property, the package can also include a parking lot illumination certificate and a guardrail review.
According to Miami-Dade County's recertification page, the current schedule is:
Condo and co-op buildings three stories or taller within three miles of the coastline, built in 1998 or later: first recertification at 25 years, then every 10 years.
Other buildings built in 1993 or later: first recertification at 30 years, then every 10 years.
Buildings built in 1982 or earlier that already went through the original 40-year program keep their established schedule.
Single-family homes, duplexes, and small buildings (2,000 square feet or less with an occupant load of ten or fewer) are exempt. Once the owner receives a Notice of Required Recertification, the county says the reports must be submitted within 90 days.
City of Miami vs. Miami-Dade County
This is where many searches get confused. Miami-Dade County notes that 35 municipalities in the county have their own building officials. The county's building department handles properties in unincorporated areas, while each city handles its own.
The City of Miami, which includes Brickell, Downtown, Edgewater and Coconut Grove, runs recertification through its Building Department's Unsafe Structures section. The requirement comes from the Miami-Dade County Code, so the rules are the same, but notices, filings, extensions and violations go through the city.
A few details from the City of Miami's own page:
Owners must hire an architect or engineer to inspect the property.
The submission includes a structural report, an electrical report and, if applicable, a parking lot illumination certificate.
A one-time extension can be requested before the due date. The city lists a $500 fee if it is approved.
Overdue properties cannot complete the process online and must work directly with the Unsafe Structures section.
If you are looking at a condo in Miami Beach, Coral Gables or another municipality, check with that city's building department instead.
The statewide milestone inspection
After Surfside, Florida passed SB 4-D in 2022, which created milestone inspections. SB 154 (2023) and HB 913 (2025) later revised them. The current rules are in Section 553.899 of the Florida Statutes.
Which buildings: condominium and cooperative buildings that are three habitable stories or more.
When: by December 31 of the year the building turns 30, and every 10 years after that. A local agency can require the first inspection at 25 years based on environmental conditions such as proximity to salt water.
Phase one: a licensed architect or engineer does a visual examination. If there are no signs of substantial structural deterioration, the inspection ends there.
Phase two: if deterioration is found, a deeper inspection follows, which may include testing. Under the statute, repairs identified in phase two must begin within 365 days of receiving the report.
Disclosure: within 45 days of receiving the report, the association must distribute a summary to unit owners and make it available to them.
In Miami-Dade, the county recertification and the state milestone inspection overlap for condo buildings. The practical question for you is simple: has the building completed what is required, and what did the engineer find?
SIRS and reserves: the part that affects your budget
The structural integrity reserve study is a separate requirement under Section 718.112 of the Florida Statutes. It applies to condo buildings three habitable stories or higher and must be redone at least every 10 years.
The SIRS looks at the roof, structure and load-bearing walls, fireproofing and fire protection, plumbing, electrical systems, waterproofing and exterior painting, and windows and exterior doors. It also covers other items whose deferred maintenance or replacement cost exceeds $25,000 (adjusted for inflation). It must be done by a licensed engineer, a licensed architect or a certified reserve specialist.
Three rules matter most for owners:
Existing associations had to complete their SIRS by December 31, 2025. An association that completed its milestone inspection may delay the SIRS for up to two consecutive budget years.
For budgets adopted on or after December 31, 2024, owners can no longer vote to skip or reduce reserves for these SIRS items.
HB 913 added some flexibility. With a majority vote, associations can fund required reserves through special assessments, lines of credit or loans. After a milestone inspection, they may also pause or reduce reserve contributions for up to two annual budgets to pay for the required repairs.
What it means for your costs
Put together, these rules mean many older condo buildings are now funding repairs and reserves that were previously waived. That can show up as higher monthly maintenance fees, a special assessment, or an association loan that owners repay through their fees.
No rule sets a standard amount, because every building is different. Two similar towers on the same street can have very different numbers depending on age, past maintenance and what the engineers found.
If a special assessment is being considered, Florida law requires written notice of the meeting at least 14 days in advance. Ask about any assessment that is planned, approved or being discussed, and who pays it if it is approved between contract and closing. Your contract should cover that point.
What to ask for before you buy a condo
Under Section 718.503 of the Florida Statutes, a resale seller must give the buyer key documents, including the milestone inspection summary (if applicable) and the SIRS, or a statement that none exists. For contracts signed after December 31, 2024, you have 7 days after receiving these documents to cancel, and that right ends at closing. Use that window. Here is a practical checklist:
Recertification status. Is the building current with its county or City of Miami recertification? Are there open violations with Unsafe Structures?
Milestone inspection. Was phase one completed? Was phase two required? If so, what repairs were recommended and have they started?
SIRS. Get the full study, not just a summary. Compare the recommended reserve funding with what the current budget actually collects.
Budget and financial statement. Look at reserve balances, any association loans or lines of credit, and whether reserve contributions have been paused.
Special assessments. Ask for the amount, schedule and status of any approved or proposed assessment.
Board minutes. Recent minutes often show repair plans and cost discussions before they reach the budget.
Financing and insurance. Ask your lender and insurance agent early whether building condition or pending repairs affect your options.
This guide is general information, not legal or engineering advice. A Florida real estate attorney can review the contract and documents, and an engineer can explain what a report means for a specific building.
How we help
When we show a condo, we request these documents early and help you read them alongside the price, the fees and the building's history. You can start by browsing our condo directory or our guide to Brickell condos for sale across 14 towers. If you are buying from outside the United States, our Spanish-language guide Comprar en Miami sin ser residente covers the basics.
Floralba Núñez has more than 20 years of experience in U.S. real estate and works in English and Spanish. If you are weighing a specific building, send a message on WhatsApp or through the contact page, and we will go through its documents with you.
Sources
Florida Statutes, Section 718.112: Bylaws (reserves and SIRS)
Florida Senate, SB 154 (2023): Condominium and Cooperative Associations
This article is general information, not legal, engineering, tax or investment advice. Rules change; confirm current requirements with the building department and a licensed professional. Floralba Núñez, Broker Associate · Finca Raiz International Realty Corp. Equal Housing Opportunity.
