40-Year & 30-Year Building Recertification Miami-Dade — Licensed P.E. Inspections.

What Is Miami-Dade Building Recertification?

Since 1975, Miami-Dade County has required periodic structural and electrical safety inspections for aging buildings under. Section 8-11(f) of the Miami-Dade County Code. — one of the most comprehensive building safety programs in the United States. Following the 2021 Surfside condominium collapse, the program was strengthened in June 2022, and new statewide requirements were added under. SB 4-D. and HB 913. .

The program is administered by the. Recertification Unit at the Herbert S. Saffir Permitting and Inspection Center. (11805 SW 26th St, Miami, FL 33175). All sealed inspection reports must be submitted via the Miami-Dade. Recertification Upload Portal. within. 90 days. of the Notice of Required Recertification.

All buildings are exempt that are single-family homes, duplexes, or structures under 2,000 sq ft with 10 or fewer occupants. All other commercial, residential, and multi-family buildings must comply.

Which Recertification Program Applies to Your Building?

Your building's due date is calculated from its original. Certificate of Occupancy (CO) date. . Miami-Dade mails a certified notice approximately 90 days before the deadline — but you are legally responsible for compliance even if you never receive it.

What the 40-Year Recertification Inspection Includes.

A complete building recertification report must cover all of the following components per BORA-approved guidelines. All Home Meters handles every component under one P.E. of record — no need to coordinate multiple firms or worry about partial-report rejections.

Structural Inspection — Scope and Process.

Phase 1 — Visual Assessment.

The Phase 1 structural inspection is a comprehensive visual evaluation of all accessible structural components: foundation systems, masonry bearing walls, concrete columns and beams, balconies and cantilevered slabs, roof-to-wall connections, and stairwells. Inspectors identify concrete spalling, exposed and corroded rebar, significant cracking, water intrusion, and measurable deflection or settlement.

Florida's coastal environment accelerates structural deterioration — salt air, humidity, and hurricane wind cycles attack reinforced concrete at rates far exceeding most of the country. Balconies and exterior concrete slabs are consistently the most vulnerable elements in aging South Florida buildings.

Phase 2 — Testing.

If Phase 1 identifies deterioration that cannot be fully assessed visually, Phase 2 testing is required. This may include. Ground Penetrating Radar (GPR) to detect hidden rebar corrosion, concrete core sampling for chloride content and compressive strength, or other Non-Destructive Testing (NDT). Phase 2 findings define the repair scope and cost estimate.

Threshold Buildings.

Under Florida Statute 553.71, a. Threshold Building. is any building over three stories or 50 feet in height, or with an assembly occupancy exceeding 5,000 sq ft and 500 persons. For threshold buildings, the structural inspection must be performed by a Florida-licensed. Structural Engineer. who has passed the 16-hour Structural exam. Armando Longueira, P.E. meets these qualifications.

Electrical Inspection & Infrared Thermography.

Electrical Inspection Scope.

The electrical inspection covers the main service entrance, distribution panelboards, feeders, grounding and bonding systems, emergency lighting, exit signs, and the electrical supply to fire alarm and life-safety systems. The inspector verifies wiring insulation condition, box fill compliance, proper overcurrent protection, and panel door security. The outcome is a P.E.-sealed report certifying the building safe for 10 years, or listing deficiencies requiring repair under permit.

Infrared Thermography — Mandatory for 400A+ Buildings.

Any building with a main electrical service rated at. 400 amperes (400A) or greater. must include an infrared thermography survey as part of the electrical portion of the recertification inspection. This requirement is governed by. BORA Guidelines (approved November 18, 2021) under. Section 8-11(f) of the Miami-Dade County Code. .

The thermographic survey must cover all BORA-mandated equipment: busways, switchgear, panelboards (excluding dwelling unit load centers), meter centers, VFDs, starters, transfer switches, transformers, gutters, and junction boxes — regardless of their individual ampere ratings. All Home Meters performs thermography with a. NIST-traceable calibrated FLIR E-96. (640×480, <30 mK sensitivity), operated by a. Level III Certified Thermographer (P.E.) under a formal Written Practice per ASNT SNT-TC-1A and ISO 18436-7 Category 3.

Our Qualifications for Building Recertification.

Our 40-year recertification guidelines require the design professional to have. "proven qualifications by training and experience in the specific technical field covered in the inspection report.". Here is what every All Home Meters recertification includes:

• Florida P.E. License #67462. — Armando Longueira, P.E. — all reports signed and sealed, legally required for threshold buildings and county submissions.
• Level III Certified Infrared Thermographer. — ASNT SNT-TC-1A Written Practice, ISO 18436-7 Category 3, Infraspection Institute, 4,000+ documented OJT hours — exceeds the BORA 7-year experience standard.
• NIST-Calibrated FLIR E-96. (640×480) — calibration current as of 12/09/2025, exceeds BORA equipment requirements.
• In-staff Level II Thermographers. — operating under P.E.-supervised Written Practice.
• Florida Engineering Company Registry #28738. — registered firm for all commercial and threshold building reports.
• HUD Inspector (S262) & FHA Consultant (A0783) — additional government credentialing.
• Complete package. — structural + electrical + thermography + illumination + guardrail submitted together in one P.E.-sealed report package, eliminating partial-submission risk.

Costs, Deadlines & Penalties.

Miami-Dade County Filing Fees (Effective October 1, 2025)

• Initial review — structural + electrical: $403.13
• Late submission fee (after 90-day deadline): $453.52 additional.
• Re-review per discipline: $143.23
• Quality Control Inspection (if selected): $169.04 per discipline.

These are county filing fees only. Engineering inspection fees for a mid-sized building typically range from. $2,800 to $8,000+. , scaling higher for high-rise or complex structures. Contact us for a building-specific estimate.

Your 90-Day Deadline.

From the date of your Notice of Required Recertification, you have. 90 days. to submit the completed, P.E.-sealed report via the Miami-Dade Recertification Upload Portal or in person at the Herbert S. Saffir Permitting and Inspection Center. We recommend starting the process. 6 to 12 months before your building's recertification age. — do not wait for the notice to arrive.

Penalties for Missing the Recertification Deadline.

• Immediate citation — fines starting at. $510, escalating daily to. $10,000
• Property liens recorded against the building.
• Referral to the Unsafe Structures Unit.
• Potential mandatory evacuation order.
• Loss of insurability and inability to obtain financing or sell.
• Personal liability for condo board members (breach of fiduciary duty)

Extensions, Repairs & Re-Certification.

Requesting a Deadline Extension.

A short-term extension of up to. 60 days. can be requested by submitting a written request to the local building department, co-signed by your contracted Florida P.E. or Architect, with a signed and sealed statement confirming the building is safe for continued occupancy. Extensions are not automatic — they require due diligence (a professional under contract) and must be requested. before. the original deadline expires.

HB 913 (2025) provided a one-time state-wide extension: the deadline for initial Milestone Structural Inspections for certain buildings and for completing Structural Integrity Reserve Studies (SIRS) was extended to December 31, 2025.

If Deficiencies Are Found.

When the inspection identifies structural or electrical deficiencies, the property owner must obtain permits and commence repairs within the jurisdiction-specific timeframe — typically 60–180 days to begin, with substantial structural work needing to start within 365 days of the report. The original P.E. must submit a final, sealed amended report verifying all repairs are complete. A county reinspection is not required — the engineer's amended certification is sufficient for file closure.

Structural Integrity Reserve Study (SIRS)

Under SB 4-D, condominium and cooperative associations must complete a. Structural Integrity Reserve Study (SIRS) — a financial assessment that funds long-term structural repair needs. Associations must fully fund reserves based on SIRS findings; waiving or reducing contributions is no longer permitted. We can refer qualified reserve specialists as part of your building recertification engagement.

Frequently Asked Questions — 40-Year Recertification.

40-Year Recertification by City — Miami-Dade.

Each municipality in Miami-Dade operates its own building department, uses different submission forms, and has specific local requirements. Select your city for detailed local requirements and inspection information:

Related Services.

• Infrared Thermography Inspection. — BORA-compliant Level III P.E. thermographic surveys for 400A+ buildings and NFPA 70B annual inspections.
• Electrical Safety Inspection. — stand-alone electrical inspections for compliance and insurance requirements.
• Structural Inspection. — independent structural assessments for recertification and Milestone Inspections.
• Milestone Structural Inspection (SB 4-D) — Phase 1 and Phase 2 for condos statewide.
• Parking Lot Illumination. — foot-candle measurements per Miami-Dade Chapter 8C-2 and 8C-3.