Building Recertification & Structural Safety Inspections in South Florida
Whether your building is approaching its 40-year recertification deadline, has received a milestone inspection notice under Florida's SB 4-D, or falls under Miami-Dade's Building Safety Inspection Program, the timeline is non-negotiable. Hoyos Engineering provides licensed structural engineers who handle every phase of the process across Miami-Dade, Broward, and Palm Beach counties — so your building stays compliant and your board stays protected.
Who This Is For
Condo associations and HOA boards managing buildings 25 years or older
Property management companies overseeing multiple buildings approaching recertification or milestone inspection deadlines
Building owners who have received a compliance notice from their local building department
Boards proactively planning for upcoming 40-year or 25-year inspection deadlines before they become urgent
Commercial property owners subject to Broward County's 40-year recertification ordinance
Why Building Recertification Matters
Florida's building inspection landscape changed permanently after the Surfside condominium collapse in 2021. Senate Bill 4-D introduced mandatory milestone inspections for all condominiums and cooperative buildings three stories or taller — statewide. The penalties for non-compliance can reach $1,000 per day for a first violation and $5,000 per day for repeat violations.
But milestone inspections are only one piece of the picture. If your building is in Miami-Dade County, you may also fall under the Building Safety Inspection Program — the county's longstanding recertification requirement with its own independent deadlines. In Broward County, the 40-year recertification program applies. Depending on your building's age and location, multiple requirements may apply simultaneously.
The deadlines are not flexible. Buildings within three miles of the coastline must complete their first milestone inspection at 25 years. All other qualifying buildings must complete theirs at 30 years. Under the 40-year recertification program, your building must be re-inspected every 10 years after the initial certification.
The consequences of missing a deadline go beyond fines. Unresolved structural issues reduce property values, expose boards to personal liability, and put residents at risk.
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Our Inspection Process
Step 1: Initial Consultation
Contact us with your inspection notice or building details. We review your building's age, location, and applicable requirements to determine exactly which inspections apply — 40-year recertification, milestone inspection, Building Safety Inspection Program, or a combination.
Step 2: Phase 1 Visual Inspection
Our licensed structural engineer conducts a thorough visual examination of the building's primary structural components — columns, beams, load-bearing walls, foundations, balconies, parking structures, and exterior surfaces. We document findings and assess the overall structural condition.
Step 3: Phase 1 Report Delivery
You receive a sealed engineering report summarizing our findings. If no substantial structural deterioration is identified, your Phase 1 obligation is complete and the report is submitted to the appropriate authority on your behalf.
Step 4: Phase 2 Testing (If Required)
If Phase 1 reveals substantial structural deterioration, Phase 2 is required by law. We perform detailed testing — including destructive and non-destructive evaluation methods — to determine the full extent of deterioration and provide a comprehensive remediation plan.
Step 5: Remediation Planning & Engineering
Unlike firms that only identify problems, we engineer the solutions. If your building requires structural repairs, we design the remediation plan, provide construction specifications, and can oversee the restoration work through completion.
What Your Inspection Report Includes
Sealed Phase 1 structural inspection report by a licensed Florida PE
Visual assessment of all primary structural systems
Documentation of any observed deterioration, cracking, spalling, or settlement
Clear determination of whether Phase 2 is required
Phase 2 detailed testing and analysis (if triggered)
Remediation plan with engineering specifications (if needed)
Coordination with your building's property manager, board, and local building department
Compliance documentation for submittal to the appropriate authority
Recertification vs. Milestone Inspection: What Applies to Your Building?
40-Year Recertification (Broward)
Building Safety Inspection Program (Miami-Dade)
Milestone Inspection (Statewide — SB 4-D)
Applies To
All buildings
All buildings
Condos & co-ops, 3+ stories
First Inspection
40 years from CO
40 years from CO (25 years within 3 mi of coast)
25 years (coastal) or 30 years
Subsequent Inspections
Every 10 years
Every 10 years
Every 10 years
Administered By
Broward County
Miami-Dade County
Statewide (local building dept)
Penalty for non-compliance
County enforcement action
County enforcement action
Up to $1,000–$5,000/day
Ready to Get Started?
Schedule Your Consultation
Whether your building needs a 40-year recertification, a milestone inspection, or you are not sure which requirements apply — Hoyos Engineering is here to help. Schedule your consultation today or call us directly.
Frequently Asked Questions
Your Questions Answered by our experts
Answers to the Most Common Questions For Property Owners, Contractors, and Condo Boards
How much does a building recertification or milestone inspection cost in South Florida?
Costs depend on building size, number of stories, accessibility, and overall condition. We provide a detailed proposal after an initial consultation so you know exactly what to expect. Multi-building contracts often receive volume pricing.
How long does the inspection process take?
Phase 1 visual inspections are typically completed within one to two days on-site, depending on building size. The sealed report is delivered within two to three weeks of the site visit. Phase 2 timelines depend on the scope of testing required.
What happens if substantial structural deterioration is found?
A Phase 1 inspection does not "pass" or "fail" in the traditional sense. If substantial structural deterioration is identified, Phase 2 is triggered. After Phase 2, we provide a remediation plan and can engineer the repairs needed to bring your building into compliance.
Does my building need both a recertification and a milestone inspection?
If your building is a condominium or co-op, three stories or taller, and located in Miami-Dade or Broward County — the answer is likely yes. The local recertification program and the statewide milestone inspection have independent requirements, separate deadlines, and different administering authorities. We help you navigate both.
What is the difference between recertification and a milestone inspection?
The 40-year recertification is a local program in Broward and Miami-Dade counties that applies to all buildings regardless of type. Milestone inspections are a statewide requirement under SB 4-D that applies specifically to condominiums and cooperatives three stories or taller. Both require a licensed engineer to assess the building's structural condition, but they operate under separate rules and timelines.
Can Hoyos Engineering also handle the repairs if issues are found?
We design the remediation plan and provide sealed engineering specifications for the repair work. We can also provide construction oversight to ensure the contractor executes the repairs according to our engineering design. We do not perform the physical construction.
Hoyos Engineering
Free initial consultation. No obligation. We typically respond within 24 hours.
Email: [email protected]
Phone: (754) 354-8475
Address: 12068 NW 83rd Pl, Parkland, FL 33076
Business hours
monday: 8am - 5pm
tuesday: 8am - 5pm
wednesday: 8am - 5pm
thursday: 8am - 5pm
friday: 8am - 5pm
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