Structural inspection
A review of the building's structural condition: foundations, columns, beams, slabs, walls, balconies, stairs and railings. We look for cracking, spalling concrete, corroded reinforcing steel, and signs of water damage.
40-Year & 30-Year Building Recertification in Miami-Dade
Structural and electrical recertification inspections with signed and sealed reports, prepared by Florida-licensed engineers.
Received a recertification notice?
Miami-Dade County requires buildings to be recertified when they reach 30 years of age and every 10 years after that. Once the building department sends the notice, the owner has 90 days to submit the structural and electrical reports. Arper Associates inspects the building, prepares the reports, and helps you through submittal, any required repairs, and final certification.
What the inspection covers
Electrical inspection
A review of the electrical service, panels, wiring, grounding and emergency lighting. Electrical systems of 400 amps or more also need an infrared thermography scan to find overheating connections.
Parking lot illumination
Certification that parking lot lighting meets the minimum levels required by Miami-Dade County Code Section 8C-3, submitted with the recertification package.
Parking lot guardrails
Where parking lots are next to a canal, lake or other body of water, certification that guardrails meet Section 8C-6. If guardrails are missing, we can design them for permit.
How the process works
Notice
Send us the county or city notice. We confirm what your building needs and give you a quote.
Site inspection
Our engineers inspect the structure and electrical systems on site and document conditions with photos.
Reports
We prepare the structural and electrical reports, signed and sealed, plus the parking lot certifications.
Submittal
The package is submitted to the building department within the deadline.
Repairs & closeout
If repairs are needed, we design them, prepare permit drawings, and issue the final certification once the work is done.
Condo and co-op milestone inspections
Since 2022, Florida law also requires milestone inspections for condominium and cooperative buildings that are three or more stories tall. The first inspection is due by December 31 of the year the building turns 30, or 25 years where the local building department requires it, then every 10 years.
Phase 1 is a visual assessment of the structure by a licensed engineer or architect. If it finds substantial structural deterioration, Phase 2 follows, with more detailed testing and a repair plan. The association must share a summary of the report with unit owners.
In Miami-Dade, milestone inspections are coordinated with the county recertification program, so one engineering team can handle both.
Common questions
Is it still called the 40-year recertification?
Many people still call it that, but Miami-Dade County now requires the first recertification when a building reaches 30 years of age, then every 10 years after that for the life of the building. Some condominium and cooperative buildings near the coast can be required to start at 25 years.
Which buildings need recertification?
In Miami-Dade, most buildings need it. Single-family homes, duplexes, and small buildings of 2,000 square feet or less with an occupant load of 10 or less are exempt.
How long do I have after I receive the notice?
Miami-Dade gives building owners 90 days from the date of the notice to submit the recertification reports. An extension can be requested in writing by the engineer or architect. Late submittals are charged a late fee, and buildings that do not comply can be cited and fined.
Who can sign the recertification report?
The reports must be prepared, signed and sealed by a Florida-licensed professional engineer or architect qualified in that discipline. Larger "threshold" buildings need a structural engineer with the state structural specialization.
What is a milestone inspection, and is it different?
A milestone inspection is a Florida state requirement, passed in 2022 after the Surfside collapse, for condominium and cooperative buildings three or more stories tall. Phase 1 is a visual structural assessment. If it finds substantial structural deterioration, a more detailed Phase 2 inspection follows. In Miami-Dade, the milestone schedule is coordinated with the county recertification program.
What happens if the inspection finds problems?
The report describes the deficiencies and the repairs needed. The repairs must be permitted and completed before the building can be certified. We can design the repairs, prepare the permit drawings, and follow the work through to the final certification letter.
Requirements are set by Miami-Dade County and each city's building department and can change. See the Miami-Dade recertification page for current official details.
Have a notice, a permit or a project?
Send us what you have and we’ll tell you what’s needed, what it costs and how long it takes.