After the Champlain Towers collapse in Surfside, Miami-Dade County accelerated and expanded its mandatory building recertification requirements. If you own or manage a building in Miami-Dade, here’s what you’re required to do and when.

What Is 40-Year Recertification?

Florida law requires older buildings to undergo a formal structural and electrical inspection when they reach a certain age — originally 40 years, now 30 years for buildings within three miles of the coastline. The goal is to identify structural deterioration, code deficiencies, and safety hazards before they become emergencies.

The recertification must be performed by a licensed Florida engineer (structural and/or electrical) and the findings submitted to Miami-Dade County’s Building Department.

Who Is Required to Recertify?

Any building in Miami-Dade County that is:

  • 10 stories or taller, regardless of age
  • 3 stories or taller AND 30+ years old (coastal) or 40+ years old (inland)
  • A condominium, co-op, or apartment complex meeting the above criteria

Single-family homes are currently exempt.

What Does the Process Involve?

  1. Hire a licensed structural engineer to inspect the building’s structural systems — foundation, columns, beams, slabs, and lateral load resistance
  2. Hire a licensed electrical engineer (or the same firm if qualified) to inspect the electrical distribution systems
  3. Receive the engineer’s report identifying required repairs or deficiencies
  4. Complete all required repairs with a licensed contractor
  5. Submit the report and repair documentation to Miami-Dade Building Department
  6. Obtain sign-off from the county

The county sets a deadline — typically 180 days from the anniversary of the building’s Certificate of Occupancy — and buildings that miss it face escalating fines and potential unsafe structure notices.

What Happens If You Fail?

A failed recertification doesn’t mean the building is condemned. It means identified deficiencies must be repaired within the timeframe the county specifies. However, failure to initiate or complete the process can result in:

  • Daily fines of $250–$500 per day
  • Liens on the property
  • Unsafe structure designation
  • Forced evacuation in severe cases

What Do Repairs Typically Cost?

This is the question everyone wants answered, and the honest answer is: it varies enormously. A building with well-maintained concrete and updated electrical may pass with minor repairs. A building with significant spalling, corroded reinforcing steel, or a 40-year-old electrical panel may require a six-figure scope.

The inspection is what tells you which situation you’re in. Delaying the inspection to avoid learning bad news is the most expensive strategy of all.

Working With IVG on Recertification

IVG manages the full recertification process — from coordinating the engineering inspection through completing required repairs and submitting final documentation to Miami-Dade County. We’ve worked with HOAs, condo associations, and commercial property owners throughout the county.

Need to start a recertification process? Contact IVG →