A Florida building recertification inspection can uncover structural deterioration, electrical deficiencies, unsafe conditions, or other problems that prevent an engineer or architect from certifying the building for continued safe occupancy.
For property owners, condominium associations, HOA boards, and property managers, receiving a report that identifies deficiencies can be concerning. However, a building that does not initially qualify for recertification is not automatically condemned or ordered evacuated.
In many cases, the next steps involve determining the extent of the deficiencies, developing an engineered repair plan, obtaining permits, completing the required repairs, and documenting that the building can be safely recertified.
The consequences become more serious when significant structural deterioration or unsafe conditions are identified, or when an owner fails to complete the required inspection and repair process within applicable deadlines.
Florida Engineering LLC works with property owners and associations throughout Florida to evaluate existing buildings, identify structural concerns, develop repair recommendations, and help navigate building recertification and inspection requirements.
What Does It Mean to “Fail” a Building Recertification Inspection?
“Failing” is a convenient way to describe the situation, but building recertification is not necessarily a simple pass-or-fail test.
The engineer or architect evaluates the building and documents its condition. Depending on the jurisdiction and type of inspection, the professional may identify deficiencies that must be corrected before the building can be certified as safe for continued occupancy.
Possible findings can include:
- Concrete deterioration or spalling
- Corroded reinforcing steel
- Cracks in structural components
- Deteriorated balconies or elevated slabs
- Problems involving columns, beams, walls, or foundations
- Building façade deficiencies
- Loose or deteriorated exterior components
- Water intrusion contributing to structural deterioration
- Electrical system deficiencies
- Conditions requiring additional investigation or testing
- Conditions that may be considered unsafe or dangerous
The exact inspection requirements depend on the type of building, municipality, county, and inspection program.
This distinction matters because Florida’s statewide Milestone Inspection requirements are not identical to local building recertification programs such as those administered in Miami-Dade County.
First, Understand What Type of Inspection Your Building Requires
Florida property owners frequently use the terms 40-Year Recertification, 30-Year Recertification, Building Recertification, Building Safety Inspection, and Milestone Inspection interchangeably.
They are not necessarily the same.
Florida Milestone Inspections
Under Florida Statute § 553.899, certain condominium and cooperative buildings that are three or more habitable stories must undergo a structural Milestone Inspection.
The statewide schedule generally requires the first inspection when the building reaches 30 years of age, followed by inspections every 10 years. A local enforcement agency may require an initial inspection at 25 years when local circumstances, including proximity to salt water, justify an earlier inspection.
Local Building Recertification Programs
Local jurisdictions can have additional requirements.
For example, Miami-Dade County’s Building Recertification program generally places applicable buildings into the recertification process at 30 years and every 10 years thereafter. Its program includes structural and electrical evaluations, and the county has specific guidelines, forms, deadlines, and enforcement procedures.
This is why property owners should determine the exact program governing their property before deciding how to respond to an inspection report.
What Happens After Problems Are Found?
The answer depends on the severity and nature of the problem.
A relatively limited repair item is very different from substantial structural deterioration or a condition presenting an immediate safety concern.
A typical process can look like this:
Inspection → Deficiencies Identified → Additional Investigation if Needed → Engineering/Repair Plan → Permitting → Repairs → Verification → Recertification
More serious findings can introduce additional steps, including temporary shoring, restricted access, Phase Two investigation, unsafe-structure proceedings, or other actions required by the local building official.
1. The Engineer Documents the Deficiencies
The first step is determining exactly what prevents the building from being certified.
Under Florida’s statewide Milestone Inspection law, the inspection report must identify substantial structural deterioration, describe its extent, identify recommended repairs, state whether unsafe or dangerous conditions were observed, recommend appropriate remedial or preventive repairs, and identify areas requiring further inspection.
This distinction is important.
Not every crack or deteriorated finish means that a building has substantial structural deterioration. Florida law defines substantial structural deterioration as substantial structural distress or weakness that negatively affects the building’s general structural condition and integrity. Surface imperfections are generally excluded unless the inspecting engineer or architect determines they indicate substantial structural deterioration.
2. Additional Testing May Be Required
Sometimes a visual inspection cannot determine the full extent of deterioration.
Additional investigation may therefore be necessary.
For Florida Milestone Inspections, identification of substantial structural deterioration during Phase One triggers a Phase Two Milestone Inspection. Phase Two may involve destructive or nondestructive testing as directed by the inspecting professional.
The objective is to determine the extent of the structural distress, determine whether the building is structurally sound and safe for its intended use, and recommend a program for evaluating and repairing damaged portions of the structure.
Depending on the conditions encountered, investigation might focus on concrete deterioration, reinforcing steel corrosion, structural cracking, connections, balconies, slabs, columns, beams, walls, foundations, or other structural components.
3. An Engineered Repair Plan May Be Necessary
Finding deterioration does not repair it.
Once the extent and cause of a deficiency have been established, an engineer may need to develop repair documents identifying how the condition should be corrected.
For example, a concrete restoration project could involve removing deteriorated concrete, evaluating exposed reinforcing steel, treating or replacing reinforcement where appropriate, restoring the concrete section, addressing sources of moisture intrusion, and completing protective work.
The appropriate solution depends entirely on the building and the engineer’s findings.
This is an important reason building owners should avoid treating a recertification inspection as simply a paperwork requirement. The purpose is to identify conditions affecting continued safe occupancy and address them appropriately.
4. Permits May Be Required Before Repairs Begin
Required repairs cannot simply be performed informally because an inspection report identified them.
Applicable building permits and approvals may be necessary.
Miami-Dade County specifically states that when a recertification report indicates repairs are required, proper permitting procedures must be followed before the building can be recertified.
Depending on the scope, this can involve engineered drawings, permit applications, contractor selection, building department review, inspections during construction, and documentation after completion.
Owners should account for permitting and design time when planning around a compliance deadline.
How Long Do You Have to Make Structural Repairs in Florida?
This is one of the most important issues for condominium boards and building owners.
Under Florida Statute § 553.899, county commissions and municipal governing bodies must adopt ordinances requiring owners subject to the Milestone Inspection requirements to schedule or commence repairs for substantial structural deterioration within a specified timeframe after the local enforcement agency receives the Phase Two report.
Regardless of the locally specified timeframe, the statute provides that the repairs must be commenced within 365 days after receipt of the Phase Two inspection report.
Local requirements can therefore matter significantly.
Owners should not interpret “365 days” as permission to simply wait a year before acting. Design, permitting, contractor procurement, financing, mobilization, and municipal requirements can consume substantial portions of the available time.
What Happens If the Repairs Aren’t Started?
Florida law establishes a potentially serious consequence.
If an owner fails to provide the local enforcement agency with proof that repairs for substantial structural deterioration have been scheduled or commenced within the required timeframe, the local enforcement agency must review the matter and determine whether the building is unsafe for human occupancy.
That does not mean every building requiring repairs automatically becomes an unsafe structure.
It means failure to properly address substantial structural deterioration can escalate the matter from an inspection and repair issue into a potential occupancy and enforcement issue.
Can a Building Be Condemned After Failing Recertification?
Potentially, but identifying deficiencies during an inspection does not automatically mean the building will be condemned.
There is an important difference between:
“This building requires repairs before it can be recertified”
and
“This building presents unsafe conditions and cannot remain occupied.”
The engineer’s findings, severity of deterioration, local building official’s determination, and owner’s response all matter.
For example, Miami-Dade County describes an unsafe structure as one declared structurally unsound, dilapidated, or otherwise unsafe for use or occupancy. Its unsafe-structure enforcement process can include Notices of Violation and, if required corrections are not made, further enforcement that can include civil fines, liens, or demolition orders.
The possibility of an unsafe-structure designation is one reason serious findings should be addressed promptly.
Can Residents Be Forced to Vacate?
Yes, under sufficiently serious circumstances.
An inspection requiring repairs does not necessarily require residents to leave. Many repair projects can be performed while portions or all of a building remain occupied, depending on the nature and location of the work.
However, if conditions present a serious safety hazard, the building official or applicable authority can impose restrictions or require evacuation.
For Miami-Dade recertification enforcement cases, the county specifically identifies potential actions including posting a building unsafe, issuing a Notice of Violation, referral to the Unsafe Structures Board, reviewing repair deadlines, and orders to vacate.
Whether evacuation is required therefore depends on the actual conditions and the determination of the applicable authorities, not simply the fact that deficiencies appeared in an inspection report.
What Is Temporary Shoring?
Some structural conditions need to be stabilized before permanent repairs can be designed and completed.
This may involve temporary shoring.
Shoring provides temporary structural support to reduce the risk of movement or failure while permanent repairs are being developed or performed.
Miami-Dade County specifically notes that during recertification or an Unsafe Structure Case, a property owner may be required to temporarily shore portions of a structure while plans for permanent repairs are obtained and submitted. The county also has permitting and engineering-document requirements for temporary shoring.
If an engineer recommends temporary stabilization, owners should treat that recommendation as a safety matter rather than something to postpone until the permanent restoration project begins.
What Happens If You Ignore a Building Recertification?
Ignoring the inspection or repair requirements can be substantially more consequential than receiving an initial report containing deficiencies.
Miami-Dade provides a useful example.
If a property owner fails to obtain required recertification within the applicable timeframe, the county says a citation can be issued without further notice and the case referred for enforcement. Failure to timely correct the violation and pay the initial penalty can result in accumulated penalties of up to $10,000 per violation, according to the county’s current published guidance. Outstanding amounts can also lead to liens.
Miami-Dade’s recertification portal further explains that failure to obtain recertification within the required timeframe can result in referral to the Unsafe Structures Section. Potential actions can include unsafe postings, Notices of Violation, Unsafe Structures Board proceedings, orders to vacate, enforcement-cost collection, and other actions considered necessary.
Requirements and penalties vary by jurisdiction, so owners should verify the rules applicable to their specific property.
What If the Building Passes Structurally but Has Electrical Problems?
This is another reason to distinguish statewide Milestone Inspections from local recertification programs.
Florida’s statutory Milestone Inspection focuses on structural integrity.
Miami-Dade’s Building Recertification program requires applicable buildings to be evaluated for both structural and electrical safety. The property owner must submit reports prepared by appropriately qualified Florida-registered engineers or architects certifying that the structure is structurally and electrically safe for continued occupancy.
Therefore, a building could have an acceptable structural condition but still require electrical corrections before completing a local recertification process.
Miami-Dade’s updated guidelines also include infrared thermography inspections for electrical systems operating at 400 amperes or greater using approved equipment and a certified technician.
Who Pays for Repairs After a Failed Condo Inspection?
For condominium buildings, required common-element repairs are generally an association responsibility, subject to the condominium documents and applicable Florida law.
From a practical standpoint, significant structural restoration can require substantial funding. Depending on the circumstances, associations may need to evaluate existing reserves, project costs, financing options, and potentially assessments.
This is another reason early engineering evaluation can be valuable. Waiting until a regulatory deadline approaches can compress the time available for engineering, bidding, permitting, financing, and construction.
For questions concerning the association’s legal responsibility, assessments, reserves, insurance, or allocation of repair costs, boards should consult qualified Florida legal and financial professionals.
Does a Phase Two Milestone Inspection Mean the Building Is Unsafe?
No.
A Phase Two inspection is required when substantial structural deterioration is identified during Phase One. Its purpose is to investigate the condition sufficiently to determine whether the building is structurally sound and safe for its intended use and to recommend an appropriate assessment and repair program.
Phase Two therefore means additional structural investigation is required.
The findings of that investigation determine the seriousness of the condition and the appropriate response.
Can a Building Be Recertified After Repairs?
In many cases, yes.
Finding repairable deficiencies does not necessarily mean the building has reached the end of its useful life.
The process typically involves:
- Identifying deficiencies through inspection.
- Determining their extent and severity.
- Preparing appropriate engineering and repair documents.
- Obtaining required permits.
- Completing repairs using qualified contractors.
- Performing required inspections or engineering observations.
- Documenting completion and addressing remaining deficiencies.
- Submitting the required certification or documentation to the appropriate jurisdiction.
The exact sequence depends on the jurisdiction, inspection findings, repair scope, and applicable building department requirements.
Why Florida Buildings Develop Recertification Problems
Florida’s environment can be particularly demanding on aging buildings.
High humidity, wind-driven rain, coastal exposure, chlorides, salt air, water intrusion, hurricanes, and decades of normal weathering can contribute to deterioration.
For reinforced concrete buildings, chloride intrusion and moisture can contribute to corrosion of embedded reinforcing steel. As corrosion progresses, expansion can crack and delaminate surrounding concrete, eventually producing visible spalling and potentially reducing the effectiveness of structural components.
The objective should therefore extend beyond repairing visible symptoms.
A qualified engineer should evaluate the conditions responsible for the deterioration and determine an appropriate repair approach.
Don’t Wait Until Your Recertification Deadline to Evaluate an Aging Building
One of the most effective ways to manage a building recertification problem is to identify deterioration before the official deadline creates an emergency schedule.
Early evaluation can give owners and associations more time to:
- Understand the building’s condition
- Budget for anticipated repairs
- Develop repair documents
- Obtain competitive contractor proposals
- Secure financing when necessary
- Complete permitting
- Schedule disruptive work appropriately
- Address deterioration before it becomes more extensive
For condominium boards in particular, proactive inspection and maintenance can turn an unexpected compliance problem into a planned capital project.
Florida Engineering LLC Can Help With Building Recertification and Structural Repairs
If your building has received a recertification notice, inspection report, Phase Two requirement, or list of structural deficiencies, the next step is determining exactly what must be investigated or repaired and what your local jurisdiction requires.
Florida Engineering LLC provides engineering services for existing buildings throughout Florida, including building condition evaluations, structural inspections, recertification-related engineering, repair recommendations, and engineering support for structural restoration projects.
Whether your property is approaching a required inspection or has already received a report identifying deficiencies, addressing the engineering issues early can help establish a clearer path toward compliance and continued safe occupancy.
Contact Florida Engineering LLC to discuss your building recertification, structural inspection, or repair engineering needs.
Frequently Asked Questions About Failed Florida Building Recertifications
What happens if my building fails a 30-year recertification in Florida?
Typically, deficiencies must be investigated and corrected before the building can complete the applicable recertification process. Depending on their severity, this can require engineering plans, permits, structural or electrical repairs, additional inspections, and documentation demonstrating that the deficiencies were properly addressed. Local requirements vary.
Does failing a Florida building recertification mean the building is condemned?
No. Required repairs do not automatically mean a building is condemned. Serious unsafe conditions or failure to address required repairs, however, can lead to unsafe-structure enforcement and potentially occupancy restrictions.
How long do you have to make repairs after a Florida Milestone Inspection?
For substantial structural deterioration identified through the statewide Milestone Inspection process, Florida law requires local governments to establish a timeframe to schedule or commence repairs, with repairs required to commence within 365 days after receipt of the Phase Two report. Local requirements may impose additional deadlines.
What happens if a Phase One Milestone Inspection finds structural deterioration?
If the inspecting architect or engineer identifies substantial structural deterioration, a Phase Two Milestone Inspection is required to further evaluate the affected areas and determine appropriate repairs.
Can people remain in the building while repairs are completed?
Possibly. It depends on the nature and severity of the deficiencies. Some repairs can occur in occupied buildings, while serious unsafe conditions can require restricted access, temporary shoring, partial evacuation, or an order to vacate.
Can an engineer recertify a building before required repairs are completed?
If the identified deficiencies prevent the professional from determining that the building meets the applicable requirements for continued safe occupancy, those conditions generally need to be appropriately addressed before the necessary certification can be provided. The exact procedure depends on the local recertification program.
Is a Florida Milestone Inspection the same as a building recertification?
Not necessarily. Florida’s Milestone Inspection program is a statewide structural inspection requirement for qualifying condominium and cooperative buildings. Local jurisdictions can maintain separate or additional building recertification programs with different scopes and requirements. Miami-Dade, for example, requires structural and electrical evaluations under its recertification program.
Who can perform a Florida Milestone Inspection?
Florida law requires the inspection to be performed by a Florida-licensed architect or engineer authorized to practice in the state. A team of professionals can provide the services with an architect or engineer acting as the registered design professional in responsible charge, with the appropriate qualified team members signing and sealing their work.
