Miami-Dade Condo Recertification and Milestone Inspections: What Should a TC Check Before Closing?

MIAMI · November 3, 2026

Miami-Dade no longer waits 40 years. The county now requires building recertification at 30 years, and at 25 years for coastal condo and co-op buildings three stories or taller. State law adds a separate milestone inspection for condo buildings. Before closing, a TC should confirm the building's status, the documents the buyer received, and the lender's position.

The County Rule: 30 Years, Not 40

Miami-Dade's recertification program dates to 1975 and once applied at 40 years. Under Section 8-11(f) of the County Code, buildings now become subject to recertification "at 30 years and every 10-year interval thereafter."

A coastal rule is stricter. Condo and co-op buildings three stories or taller, built in 1998 or later and within three miles of the coastline, are inspected at 25 years. Then they repeat every 10 years, according to the county's guidance for design professionals.

Single-family homes and duplexes are exempt. So are small buildings of 2,000 square feet or less that hold 10 people or fewer.

Once the county sends its notice, reports are due within 90 days. Late filings draw a $510 citation, with penalties that can build to $10,000 per violation, per the county's recertification page.

The State Rule: Milestone Inspections

A milestone inspection is a safety review of the building's structure by a licensed engineer or architect. Florida Statutes § 553.899 requires one for condo and co-op buildings three habitable stories or taller. It is due by December 31 of the year the building turns 30, then every 10 years.

Local agencies may move that to 25 years based on nearness to salt water. Miami-Dade's coastal 25-year rule, described above, reflects that option. The county also combines the state's phase one and phase two inspections into a single event.

Phase one is a visual review. Phase two adds testing. It is needed only if phase one finds "substantial structural deterioration." The association must send the inspector's summary to every unit owner within 45 days and post it on the property.

The Reserve Study

A structural integrity reserve study (SIRS) is a savings plan for big repairs. It covers the roof, structure, plumbing, wiring, and other key systems. Under § 718.112(2)(g), it is required for buildings three habitable stories or taller, at least every 10 years.

For budgets adopted on or after December 31, 2024, owner-run associations cannot vote to skip or cut reserves for those items. A few narrow exceptions apply.

What the Buyer Must Receive

On a condo resale, § 718.503(2) entitles the buyer to a document set at the seller's expense. It now includes:

• The inspector's summary of the milestone inspection report, if applicable
• The association's most recent SIRS, or a statement that none was completed
• The turnover inspection report, if one was done on or after July 1, 2023
• The declaration, bylaws, rules, budget, financial statement, and FAQ sheet

The buyer can void the contract by written notice within seven days, excluding weekends and holidays, after signing and receiving the documents. For contracts entered after December 31, 2024, the contract must also state whether the association needs, and has completed, a milestone inspection, turnover report, or SIRS.

How Lenders See It

Lenders that sell loans to Fannie Mae review the whole condo building, not just the unit. Under Selling Guide B4-2.1-03, a project needing critical repairs is ineligible.

If an inspection report from the past three years shows unaddressed critical repairs, the project stays ineligible until repairs are completed and documented. An open evacuation order also makes a project ineligible. Each lender applies these rules on its own loans.

Where to Check Building Status

For unincorporated Miami-Dade, the Recertification Portal shows recertification cases for folios beginning with "30." Cities such as Miami, Miami Beach, and Doral have their own building officials. For those buildings, check with the city.

Three Questions for Every Miami-Dade Condo File

1. 1Is the building's recertification or milestone inspection current, open, or past due?
2. 2Did the buyer receive the milestone summary and the SIRS, and when?
3. 3Has the lender cleared the project, knowing what those reports say?

What This Means for Your File

Judging the building is not the TC's job. The documents are. On the listing side, we confirm the file has the full condo document set, including the milestone inspection summary and the SIRS, and request anything missing. On the buyer side, we request those documents from the seller's side, which carries the duty to provide them, and track each one on our checklist until it arrives. Timing matters: the buyer's seven-day review window runs from receipt of the documents, so a late document set means a late decision. Monday morning: pull every open Miami-Dade condo file and confirm the buyer received the milestone summary and SIRS, and on what date.

Frequently Asked Questions

When does a Miami-Dade condo building need recertification?

At 30 years and every 10 years after that. Coastal condo and co-op buildings three stories or taller, built in 1998 or later and within three miles of the coastline, are inspected at 25 years.

How long does a condo buyer have to cancel after receiving the association documents?

Under s. 718.503, the buyer can void the contract by written notice within seven days, excluding weekends and holidays, after signing and receiving the documents.

Where can I check a building's recertification status?

For unincorporated Miami-Dade, the county's Recertification Portal shows cases for folios beginning with "30." Cities such as Miami, Miami Beach and Doral have their own building officials, so check with the city.

Can an open repair issue affect the buyer's loan?

Yes. Under Fannie Mae Selling Guide B4-2.1-03, a project needing critical repairs is ineligible. If an inspection report from the past three years shows unaddressed critical repairs, the project stays ineligible until the repairs are completed and documented.