✅ 40-Year Recertification City of Miami, Dade County, Hialeah: Building Inspection Guide & Cost.
Updated: June 10, 2025.
Armando Longueira, P.E. 67462, Professional Engineer and owner of All Home Meters LLC (FL Engineering Company Registry 28738) provides this guide to understand the 40-year recertifications.
Property owners will know: what’s required, how much it costs, and why it matters.
💵 How Much Does a 40-Year Recertification Cost?
➡️ On average, the cost of a 40-Year Recertification typically ranges from $2,400 to $5,000 or more for the initial structural and electrical inspections. Prices vary based on the building's size, age, and complexity. Repairs and follow-up inspections are additional.
Here are our prices:
Structural Inspection: From $1,200.
Electrical Inspection: From $1,200.
Infrared Thermography: From $800.
Parking Lot Illumination Certification: From $600.
🏢 What is a 40-Year Recertification in Miami-Dade County?
The Program is a legal safety check required by the county to make sure your building is safe to live or work in, it is a building safety rule. When a building turns 40 years old, the law says it must go through a detailed inspection. The 30-Year Recertifications are done by licensed engineers or architects.
🔍 What Is Inspected During the 30-Year Building Recertification?
A certified engineer or architect will check:
Structure: Includes foundation, walls, floors, roof, and supports.
Electrical: All wiring, panels, and systems for safety and code compliance.
Infrared Thermography: Required if your building has electrical systems over 400 amps. This test uses heat-sensing to find hidden electrical problems.
Parking Lot Illumination: They make sure outdoor lights work and provide enough visibility at night for safety.
📅 When Should You Schedule the Inspection?
You must act quickly when you receive the Notice of Required Building Recertification. Property owners have 90 days to complete and submit inspection reports.
Waiting too long can lead to fines, legal trouble, and even eviction orders if your building is found unsafe.
🏠 Which buildings are exempt from building recertification requirements?
Some smaller properties do not need to follow this rule. Exempt buildings include:
Single-family homes.
Duplexes.
Buildings with 10 or fewer occupants.
Buildings under 2,000 square feet.
If your property fits one of these categories, you may not have to go through the inspection process.
👷 Who Can Perform the Building Recertification Inspection?
Only licensed professional engineers or architects can do this inspection.
They must provide:
A full written report with findings.
A site plan or survey, if multiple buildings are on your property.
Color photographs of any concerns or defects.
Signatures and license numbers.
Always check that the inspector has experience with Dade and Broward County regulations.
🛡️ Why Is Building Recertification Important?
Safety is the #1 reason.
The inspection helps:
Prevent accidents, electrical fires, and structural collapses.
Avoid large repair bills later.
Keep tenants and visitors safe.
Stay in compliance with local codes.
If you ignore the notice, your building may be declared unsafe and shut down.
📍 What Are the Local Guidelines for Building Recertifications?
Each city has its own department that enforces the building recertification rule. They all follow the general county guidelines, but rules can differ slightly between City of Miami, Doral, or Homestead, so always check your city’s specific requirements.
Your inspector should use the latest report templates and follow the official checklist.
📄 What Happens After the Inspection?
Once the inspection is complete:
If everything is safe, you’ll get an approval letter and your building is recertified.
If problems are found, you’ll need to fix them and then submit a re-inspection report.
You may also be given a repair deadline (usually 150 days).
Don’t delay—repair deadlines are firm.
⏳ Can You Get an Extension?
Yes, you may request a one-time extension before your deadline.
There is usually a fee involved, and the city may not approve your request if your building has serious problems.
📞 How to Schedule a 40-Year Building Recertification in Miami?
Here’s how to get started:
Call a licensed inspector (engineer or architect).
Schedule an inspection right away.
Submit your inspection report within 90 days of the notice.
You can also check your city’s building department website for submission instructions.
🌆 Areas Covered in Miami-Dade & Broward Counties.
The recertification rule applies to:
Miami.
Hialeah.
Homestead.
Doral.
Coral Gables.
And all other cities.
Even if your building is outside the city limits, the county requires inspection.
🔄 How Often Do You Need to Recertify?
After your first inspection:
➡️ You must recertify every 10years (at age 50, 60, etc.).
This keeps your property safe and helps catch problems before they get worse.
🛠️ What If Repairs Are Needed?
If your inspector finds problems, here’s what to do:
Fix the issues within 150 days.
Submit a corrected recertification report with proof of repairs.
Keep all invoices and photos of work done.
Common repairs include:
Fixing roof leaks.
Replacing bad wiring.
Reinforcing weak concrete.
Improving lighting.
🗂️ What Documents Do You Need to Submit?
Here’s a list of what’s typically required:
Engineer or architect inspection report.
Photos of findings.
Site plan or survey map.
Parking lot lighting certification.
Letter of compliance.
Make copies and keep them in your records.
🏢 What Are Threshold Buildings?
Florida law defines a “Threshold Building” as:
Over 3 stories.
Over 50 feet tall.
A space for 500+ people or 5,000+ sq. ft.
Examples: large apartments, schools, churches, gyms. These buildings may face stricter inspection rules.
📋 What Are Milestone Inspections?
Milestone Inspections are a new rule in Florida for condos taller than 3 stories:
Inspections at 30 years (or 25 years if near the coast).
Then every 10 years after that.
This is different from the recertification but may apply together if your building is a condo or multi-family residence.
📌 Quick Tips to Stay Compliant.
Act fast when you get your notice—don’t wait.
Hire a qualified professional—local experience matters.
Budget early for inspection and possible repairs.
Keep records of everything you submit.
Double-check deadlines with your city’s building office.
📊 What Happens If You Ignore the Recertification?
Ignoring the recertification notice can lead to serious problems.
If you don’t complete your inspection in time, your local building department may:
Issue fines every day until you comply.
Label your building as unsafe.
Force tenants to leave for safety reasons.
Take legal action to shut down the building.
In some cases, you may need to go to a hearing to explain why you didn’t follow the rules. You may also lose insurance coverage if your building isn’t up to code.
💡 Tip: Never ignore notices from your building department. Respond right away and schedule your inspection.
🏗️ Can You Do Preventive Maintenance Before the Inspection?
Yes! Doing small repairs ahead of time can save money and help pass your inspection.
Here are smart steps to take before the inspector visits:
Walk the property and look for cracks, leaks, or signs of damage.
Check light fixtures and replace any broken bulbs.
Hire an electrician to inspect panels and wiring.
Clean roof drains and check for standing water.
Fix loose railings, stairs, or balconies.
By fixing small problems now, you may avoid delays, re-inspections, and extra costs later.
🚫 Common Mistakes to Avoid During Recertification.
Many property owners make simple mistakes that can delay their recertification or lead to extra costs. Here are some to watch out for:
Waiting too long to schedule the inspection.
Hiring unlicensed inspectors.
Failing to review previous reports or violations.
Not budgeting for repairs.
Missing paperwork deadlines.
Avoid these issues by acting early, working with qualified professionals, and keeping organized records.
🧾 Why You Should Start Early.
Starting your building recertification process early gives you more time to:
Compare quotes from multiple engineers.
Fix minor issues before the inspector finds them.
Gather documents and site plans.
Avoid rush fees from contractors.
Early planning also shows the city that you're serious about keeping your building safe and in compliance.
💡 Pro Tip: Even if your building isn’t 40 yet, begin planning at least 6–12 months in advance to avoid stress later.
📞 Need Help With Your Building Recertification?
Avoid costly fines and code violations. Stay compliant and keep your building safe.
📱 Call All Home Meters LLC at (786) 318-7203 Or 📅 Schedule your Miami-Dade inspection online today!
📘 Frequently Asked Questions About 40-Year Recertification
How much is a 40 year recertification in Miami?
Typical costs range from $2,400 to $5,000+, depending on the building’s size and systems involved.
Who needs to get a 40 year building recertification?
All buildings in Miami-Dade that are 40 years old (and not exempt) must undergo this inspection.
How do I know if my property needs recertification?
You’ll receive a Notice of Required Inspection from the county or your city. You must act within 90 days.