Milestone Inspections & 40-Year Building Recertification in South Florida

If your building has received a milestone inspection notice or is approaching its 40-year recertification deadline, the clock is ticking. Hoyos Engineering provides licensed structural engineers who handle Phase 1 and Phase 2 inspections 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 compliance deadlines

  • Building owners who have received a milestone inspection notice from their local jurisdiction

  • Boards proactively planning for upcoming inspection deadlines before they become urgent

  • Boards proactively planning for upcoming inspection deadlines before they become urgent

Why This Inspection 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.

If your building is in Miami-Dade or Broward County, you may also be subject to the longstanding 40-year recertification program — a separate requirement with its own deadlines. Depending on your building's age and location, both 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. And 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 Milestone 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 — milestone, 40-year recertification, or both.

Step 2: Phase 1 Visual Inspection

Our licensed structural engineer conducts a thorough visual examination of the building's 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.

Step 4: Phase 2 (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 extent of deterioration and provide a comprehensive remediation plan.

Step 5: Remediation Planning

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 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

Milestone vs. 40-Year Recertification: What is the Difference?

Milestone Inspections (SB4-D)

40-Year Recertification

Applies To

Condos and co-ops, 3+ stories, statewide

All buildings, Miami-Dade & Broward Only

First Inspection

25 years (coastal) or 30 years

40 years

Subsequent Inspections

Every 10 years

Every 10 years

Administered By

Local building official

Local building official

Can Both Apply?

Yes — buildings in Miami-Dade/Broward may need both

Yes

Ready to Get Started?

Schedule Your Consultation

Whether you need a milestone inspection, a structural assessment, restoration engineering, or a complete residential design, Hoyos Engineering is here to help. Schedule your consultation today — or call us directly.

Frequently Asked Questions

Your questions answer by our experts

Answers to the Most Common Questions For Property Owners, Contractors, and Condo Boards

How much does a 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 a milestone inspection 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 my building fails a milestone inspection?

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 milestone inspection and a 40-year recertification?

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. Both programs have independent requirements and deadlines.

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.

What are the penalties for not completing a milestone inspection on time?

Fines can reach $1,000/day for a first violation and $5,000/day for subsequent violations. Beyond fines, non-compliance exposes the board to personal liability and can affect property insurance and resale values.

Hoyos Engineering

Free initial consultation. No obligation. We typically respond within 24 hours.

  • Phone: (954) 815-2941

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