Florida's statewide milestone inspection program and the county recertification ordinances are often confused, but they are distinct, different laws, different triggers, different reports. A South Florida building may owe both.
This guide explains the difference so you can plan. We confirm which apply to your specific building.
Milestone inspections (statewide)
The statewide milestone program (Florida Statutes 553.899, originally the 2022 act commonly called SB 4-D and amended by SB 154 in 2023) applies to condominium and cooperative buildings three or more habitable stories tall. The initial milestone inspection is generally due once the building reaches the age set by statute, currently 30 years, or 25 years where the local enforcement agency determines proximity to salt water warrants it, then on a recurring 10-year cycle. These triggers have been amended more than once since 2022, so we confirm the current requirement and deadline for your building.
It runs in two phases. Phase 1 is a visual inspection by a licensed engineer or architect. If no substantial structural deterioration is found, it stops there. If it is found, a Phase 2 follows, which can include destructive or nondestructive testing to gauge the extent, ending in a sealed report.
Milestone is not the reserve study (SIRS)
A frequent mix-up: the milestone inspection is the structural check, while the Structural Integrity Reserve Study (SIRS, Florida Statutes 718.112) is a separate, financial requirement, a study of how much an association must reserve to fund future repairs of the roof, structure, waterproofing, and similar components. Both came out of the 2022 reforms, but one inspects the building and the other funds its upkeep.
Recertification (county)
County and local recertification, long-standing in Miami-Dade and Broward, and adopted by some other municipalities such as Boca Raton and Boynton Beach, covers structural and electrical safety for aging buildings on each jurisdiction's recurring schedule (now beginning at 30 years, 25 for coastal, in the two big counties, as most recently amended). Each jurisdiction sets and periodically changes its own thresholds, which we confirm for your building.
Can a building owe both?
Yes. A qualifying building in a county with a local recertification program, such as Miami-Dade or Broward, can be subject to both that program and the statewide milestone inspection at the same time, with separate reports and deadlines. Where there is no separate recertification ordinance, such as in the Keys, the milestone inspection is the operative requirement.
Questions
How do I know which my building needs?
It depends on the building's height, age, size, and county. Send us the address and we'll help you understand whether milestone, recertification, or both apply, and their deadlines.