40-Year Recertification Miami-Dade County Building Inspection | Armando Longueira, P.E. #67462.

We provide the complete P.E.-sealed Building 40 Year Recertification package under Ordinance §8-11(f). Led by Armando Longueira, P.E. #67462, our engineering services include the structural inspection, electrical inspection, BORA-compliant thermography (Level III CIT® #19397), and parking lot illumination report — all sealed by one P.E. of record, submitted in a single package, with a 100% first-pass acceptance rate at the Board of Rules and Appeals (BORA) and all building departments.

The 40 year Building Recertification cost is a minimum of $1,200 for Structural, $1,200 for Electrical, $600 for Illumination, and $800 for Infrared Thermography Inspection — all delivered under one sealed submission package.

📞 (786) 318-7203 | ✉ info@allhomemeters.com | 16520 SW 66 St, Miami, FL 33193 Monday–Friday 9AM–5PM · Weekends by Appointment · Hablamos Español.

What is the 40 year recertification ordinance in Miami-Dade County?

Miami-Dade has maintained a Building Recertification program since 1975 under County Ordinance No. 75-34, amended by Ordinance 92-1 and most recently updated on June 1, 2022. Under Dade County code and Ordinance §8-11(f), all buildings 40 years or older and larger than 2,000 square feet must complete a structural and electrical safety building inspection every 10 years — and buildings built in 1984 or earlier are currently due or past due. Property owners of all structure types, from single family residences and family home duplexes to larger commercial properties, must ensure their building is confirmed structurally and electrically safe and submit a sealed report to the local building department to continue occupancy. Updated §8-11(f) provisions and SB 4-D have also introduced a 30-year building recertification for inland buildings and a 25-year recertification for coastal buildings within 3 miles of the coastline. Our engineering services also cover other building recertification programs — 25, 30, and 50-year — under one sealed submission package.

Every building inspection must follow strict minimum inspection procedural guidelines established and be performed by a licensed professional engineer or engineer or architect registered in Florida — a requirement designed to protect public health, safety, and welfare. We conduct every assessment in full compliance with the county's minimum inspection procedural guidelines, evaluating structural integrity, electrical systems, and occupancy load capacity. Every property owner receives the complete sealed documentation their municipality requires for a clear path to certification. To verify the construction year of your property, visit Property Appraiser Public Records.

The Building Recertification Process — Four Required Components.

Understanding the building recertification process helps property owners prepare for what is required. All four of the following components are required for buildings with 400A or larger service. We perform all four in a single coordinated site visit — minimizing disruption to occupants and delivering one complete sealed submission package:

Structural Inspection — P.E.-sealed assessment of all load-bearing elements, foundation, facade, balconies, and parking structures per §8-11(f)

Electrical Inspection — P.E.-sealed evaluation of the complete electrical systems including service entrance, panels, switchgear, grounding, and life safety systems

Thermography — BORA-compliant Level III IR thermography scan of all electrical equipment rated 400A or larger, performed by NDT/PdM Level III CIT® #19397, ISO 18436-7 CAT III, NIST-calibrated FLIR E-96 640×480

Parking Lot Illumination — foot-candle measurement survey and P.E.-certified illumination report for code compliance per County §8C-2 and §8C-3.

Upon receiving a notice of Building Recertification to comply with Section 8-11(f), the owner has 90 days to submit a written Building Safety Inspection Report to the Building Official. The recertification inspection report must certify that the structure meets all applicable building code requirements and is safe for its intended use and occupant load. When requests for extensions of time are made, these are limited to 60 days and require an engineer's letter certifying that the building may be safely kept in its legal occupancy while reports are being completed. When repair work requires extended timeframes, continued statements for safe occupancy are required in at least 6-month increments. Missing your deadline entirely results in escalating fines and potential unsafe occupancy declarations.

Ordinance 22-57 — Duty to Report.

Ordinance 22-57 legislates an affirmative duty to report findings on structures that prevent their safe occupancy. Licensed professionals conducting building safety assessments are required to report such findings directly to the building official of the jurisdiction. Failure to comply carries a penalty of $2,500 and requires reporting of the violation to the appropriate licensing board or agency.

25-Year, 30-Year & 40-Year Inspections — What Is the Difference?

The County now requires building recertifications at multiple age thresholds depending on building type and coastal proximity — understanding which recertification program applies to your building is the first step toward compliance.

40-Year — buildings built in 1984 or earlier, larger than 2,000 sq ft. The most common program — buildings receiving notices now were built between 1975 and 1984.

30-Year — buildings built between 1985 and 1994, located more than 3 miles from the coastline. Required under updated §8-11(f) provisions.

25-Year — condominium and cooperative buildings three stories or higher, located within 3 miles of the coastline. Combines recertification requirements with Florida SB 4-D Milestone Inspection provisions.

Why Choose our Company for Recertification Engineering Services.

One P.E. of record — P.E. #67462 signs and seals every recertification inspection component — structural and electrical, thermography, and illumination. No subcontracting. No unsigned reports.

Level III Thermographer CIT® #19397 — 4,000+ documented OJT hours, NIST-calibrated FLIR E-96 640×480 — exceeds BORA requirements significantly.

100% BORA first-pass acceptance rate — every package submitted has been accepted on first submission at BORA and all building departments.

Single site visit — all four required inspections completed in one coordinated visit, minimizing disruption to building occupants and management.

Fast turnaround — most reports completed within 5–10 business days of inspection. Rush service available for past-due deadlines.

Service Areas — Dade & Broward Counties.

City of Miami · Miami Beach · Hialeah · Hialeah Gardens · Doral · Homestead · Coral Gables · Aventura · North Miami Beach · Sunny Isles Beach · Surfside · Bal Harbour · Key Biscayne · Cutler Bay · Pinecrest · Kendall · El Portal · Medley · Opa-Locka · Florida City · Leisure City · Fort Lauderdale · Hollywood · Broward County.

Schedule Your Building Recertification — Request a Free Quote.

Call (786) 318-7203 or email info@allhomemeters.com with your building address and approximate square footage — both available through Miami-Dade Public Records. We provide a firm written quote the same business day. Hablamos Español.

16520 SW 66 St, Miami, FL 33193 PE Firm #28738 · P.E. #67462 · CIT® #19397 · ISO 18436-7 CAT III · HUD #S262 · FHA #A0783

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