40 Year Recertification – Complete Building Inspection FAQ for Miami-Dade County.
UPDATE – October 03, 2025
By Armando Longueira – Florida Licensed Engineer (#67462), Level II Infrared Thermographer, and Inspector for the U.S. Department of Housing and Urban Development (HUD) and the Federal Housing Administration (FHA). Owner of All Home Meters LLC, Florida Engineering Company, Registry #28738.
I have 17 years of experience doing building inspections. Our work has 5-star reviews on Google, Yelp, and Facebook.
We help building owners with Recertification inspections. We make sure buildings are safe, legal, and follow the rules.
1. What is 40 Year Recertification for Buildings?
A 40 Year Building Recertification is an official inspection for buildings that are 40 years old.
Its main goal is to make sure the building is safe and follows local building codes.
Inspectors check walls, roofs, foundations, balconies, and other parts of the structure.
They also check electrical systems, including panels, breakers, and wiring.
Some buildings now need inspections at 30 years. Buildings within 3 miles of the coast may need inspections at 25 or 30 years.
The engineer writes a report showing if the building passes or needs repairs.
This report is sent to the city or county. Doing inspections on time helps prevent fines, unsafe conditions, and insurance problems.
Source: Miami-Dade County Building Code.
The 40 Year Recertification helps keep buildings safe for tenants, visitors, and workers.
It checks the building’s structure and electrical systems.
Buildings that are not inspected may have hidden damage, fire risks, or unsafe areas.
Doing the inspection also helps keep insurance coverage and protects property value.
3. Which Buildings Need a Building Recertification in Miami-Dade County?
Buildings 40 years or older must have this inspection.
Single-family homes, duplexes, or small buildings under 2,000 sq. ft. usually do not need it.
Buildings near the coast may need inspections at 25 or 30 years because of storms, salt air, and humidity.
This inspection makes sure the building is safe for tenants, visitors, and workers.
If the inspection is not done, owners can face fines or unsafe building violations.
4. What is inspected in a recertification process?
Structural elements: walls, roofs, foundations, balconies, and parking areas.
Electrical systems: panels, breakers, wiring, transformers, and switchgear.
Safety systems: fire alarms, exit signs, lighting, and emergency systems.
Building details: occupant load, square footage, and public records.
Buildings with electrical service 400 amps or more also need infrared thermography.
This inspection finds hidden heat problems, loose connections, and fire risks.
The engineer writes a detailed report showing if the building follows the rules and lists any repairs needed.
5. How Do the New 30-Year and 25-Year Rules Affect Buildings?
Some buildings now need inspections at 30 years instead of 40.
Buildings within 3 miles of the coast may need inspections at 25 years.
Coastal buildings face more storm damage, salt corrosion, and wear from humidity.
The engineer checks all buildings and writes a report showing they are safe and meet building codes.
6. Who Can Perform the Building Recertification?
Only Florida licensed engineers or architects can do this inspection.
They must follow Florida Building Code and Miami-Dade County rules.
Using someone who is not licensed can cause invalid reports, fines, or insurance problems.
Licensed professionals check both the building structure and electrical systems.
They note any problems and make sure repairs follow the building rules.
This keeps the building safe for owners, tenants, and visitors and protects its value.
7. How Often Does a Building Need a Building Recertification?
The first inspection is at 30 years, then every 10 years after that (40, 50, 60, etc.).
Buildings near the coast need inspections at 25 or 30 years.
Regular inspections help keep older buildings safe over time.
They also find problems early, which prevents bigger issues and keeps the building legal and code-compliant.
8. How Much Does a Building Recertification Cost?
The cost depends on the size, age, and complexity of the building.
Some inspections also need tests like infrared thermography, which can add to the cost.
Small buildings may cost a few thousand dollars.
Larger buildings or those needing repairs will cost more.
Always get a quote from a licensed engineer before scheduling.
Finishing the inspection on time avoids fines and may help keep your insurance coverage.
It is a smart choice for safety and property value.
Source: All Home Meters
9. What happens if a building fails the inspection?
If the building fails, the engineer lists all needed repairs in the report.
The owner must hire licensed contractors to fix the problems.
After repairs are done, the engineer re-inspects the building to make sure everything meets code.
Not fixing the issues can lead to fines, limited occupancy, insurance problems, and unsafe conditions.
Completing the repairs keeps the building safe, legal, and insurable.
10. How long do owners have to complete the Building Recertification?
Usually, property owners have 90 days after receiving the official notice to complete the inspection.
Sometimes, extensions are allowed if repairs are already in progress.
Finishing the inspection on time helps avoid fines and unsafe building violations.
If a building fails the Building Recertification, licensed contractors must fix all the issues the engineer lists.
After the repairs are done, the engineer re-inspects the building to make sure it follows all building and safety rules.
This final check confirms the building is safe for tenants, visitors, and workers.
It also keeps the property legally compliant and maintains insurance coverage.
Completing the re-inspection protects the owner from fines, unsafe structure violations, and insurance problems.
12. Why is Building Recertification Important for My Building and Tenants?
The 40 Year Recertification keeps your building safe for tenants, visitors, and everyone who works there.
It checks for structural problems, electrical hazards, and fire risks.
Completing the inspection helps maintain your insurance coverage and makes sure your building follows all legal rules.
13. Are There Any Buildings Exempt from Building Recertification?
Yes. Single-family homes, duplexes, and small buildings under 2,000 sq. ft. usually do not need this inspection.
Larger buildings, commercial properties, and buildings near the coast must follow the rules.
14. What Penalties Can I Face if I Skip or Delay a Building Recertification?
If you ignore the notice or miss the inspection, you can face serious penalties:
Fines from the city or county.
Unsafe structure violations.
Legal action.
Insurance problems, in cluding denied claims.
Skipping the inspection puts tenants at risk and can lower your property value.
Completing it keeps your building safe and legal.
15. Do the Rules Change Depending on the City?
Mostly no. Miami-Dade County sets the main rules, but some cities may have extra requirements.
Licensed engineers ensure your building follows both state and local rules.
16. Is Infrared Thermography Required?
Yes, if your building’s electrical service is 400 amps or more.
Infrared thermography uses a thermal camera to check for hidden heat problems, loose connections, and fire risks.
It makes sure the electrical system is safe, efficient, and code-compliant.
17. What is Included in the Engineer’s Report?
The report shows:
Results of the structural and electrical inspection.
Repairs or corrections needed.
Compliance status with building codes.
Infrared thermography results, if required.
The owner sends the report to the city or county to show the building is safe and guide the owner in fixing any problems.
18. Can Building Owners Do Repairs Themselves After the Inspection?
No. Repairs must be done by licensed contractors.
The engineer lists what needs to be fixed.
Using unlicensed workers can invalidate the report, cause fines, or create insurance problems.
After repairs, the engineer re-inspects to confirm everything meets safety standards.
19. How Does the Recertification Affect Insurance?
Insurance companies may require the inspection to make sure the building is safe.
Doing the inspection and any needed repairs helps:
Maintain coverage.
Avoid denied claims.
Sometimes lower premiums.
Buildings without a current report may face higher insurance costs or denied coverage.
20. Can Building Owners Make Changes Without Notifying the Engineer?
No. Any repairs or modifications must be coordinated with the licensed engineer.
Making changes without permission can invalidate the inspection, cause fines, or create insurance problems.
Following the engineer’s instructions keeps your building safe and compliant.
21. How Do I Schedule a Recertification Inspection?
Contact a licensed engineer or engineering firm in your area.
Schedule the inspection before the deadline on your notice.
Early scheduling helps you complete repairs on time and avoid penalties.
Always keep a copy of your appointment and report for your records.
22. How Do I Prepare for a Recertification?
First, gather all important building information:
Building plans and blueprints.
Permits and past inspection records.
Maintenance logs for electrical, plumbing, and structural work.
Occupancy info and square footage.
Next, pre-check your building for visible issues like cracks, leaks, or electrical problems.
Finally, schedule a licensed Florida engineer or architect.
Being organized makes the process faster, reduces surprises, and helps the building pass the inspection quickly.
23. What Areas Do You Serve for Recertification?
We serve Miami-Dade County, including:
City of Miami.
Hialeah.
Miami Beach.
Homestead.
Doral.
Coral Gables.
Even if your building is outside these cities, we handle inspections, reports, and compliance across the county.
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