40-Year Recertification in Miami-Dade and Broward vs. Florida’s Milestone Inspection

By Homeland Public Adjusters
Licensed public adjusters serving Florida & New Jersey

Chart comparing Miami-Dade recertification, Broward’s safety inspection program and Florida’s milestone inspection

Short answer: the “40-year recertification” is no longer 40 years in South Florida. Miami-Dade shortened its building recertification to 30 years (then every 10 years) in 2022. Broward’s Building Safety Inspection Program now starts at 25 years (then every 10 years). Both programs cover far more than condos, and for condo and co-op buildings each county’s inspection counts toward the state milestone inspection.

Miami-Dade County

• County Code §8-11(f), as amended by Ordinance 22-57 (2022): recertification at 30 years, then every 10 years.
• Covers all buildings except single-family homes, duplexes and “minor” buildings (occupant load of 10 or less and 2,000 square feet or less).
• The report is due within 90 days of the county’s Notice of Required Recertification; owners also get courtesy notices two years and one year ahead.
• Where the state milestone law applies, the county recertification satisfies it.

Broward County

• Broward’s Building Safety Inspection Program (Florida Building Code, Broward amendment §110.15) applies at 25 years, then every 10 years.
• Exempt: federal and state buildings, School Board school buildings, one- to four-family dwellings with three or fewer habitable stories, fee simple townhouses, minor structures under 3,500 square feet, and a few others.
• Inspections are due within 90 days of notice (the building official may grant up to 60 more days on written request); repairs are due within 180 days of the report unless the official approves longer, with an active permit.
• The inspection counts for both phases of the state milestone inspection.

How it fits with the state law

Florida’s milestone inspection (§553.899) applies to condo and co-op buildings three habitable stories or higher at 30 years, and lets local agencies require it at 25 years. See Florida Milestone Inspections. In Miami-Dade and Broward, one inspection usually satisfies both; for every other building type the county program applies on its own.

What boards and managers should do

• Find the certificate of occupancy date for each building and calendar the county and state dates.
• Watch for the county notice; the clock is short (90 days).
• Track every repair the engineer lists, with its deadline, and keep close-out letters (see the milestone guide).
• Keep the reports with the insurance file; they are the building’s documented condition before the next storm.

Frequently asked questions

Sources: Miami-Dade County, building recertification; Miami-Dade Ordinance 22-57; Broward County Building Safety Inspection Program; Broward BORA Policy 05-05; Fla. Stat. §553.899.

This guide is general information for association boards and managers, current as of October 2026. It is not legal advice. Your governing documents, your policies and your association’s attorney control. County programs change; confirm current requirements with your county building department.

Still Have Questions About Your Property Insurance Claim?

Every loss and every claim has its own circumstances. Call us 24/7 to talk through yours, or request a free claim review.