Building Recertification Notifications & Public Information
Our office is preparing ahead for the upcoming requests of building recertifications due to the recent changes to the program. After attending the workshop that was held by the Department of Regulatory and Economic Resources on October 27th, 2022. We concluded that due to all of the new adjustments to the building recertification program, there will be many properties due for recertification starting next year. Notifications for recertification will start being delivered by the beginning of 2023. They will be sent periodically, therefore there are many properties that will now apply for recertification. Due to these circumstances, we are expecting many requests and we have decided to prepare accordingly; As well as, do our research on the specific changes that were made.
To give you an idea, 3 story buildings or taller that are 3 miles within the coastline will now undergo 25 year milestone inspections. All other inland buildings will now qualify for 30 year recertification. Both must follow a 10-year interval inspection thereafter. The term “40-Year” will no longer exist, and we must accommodate to such changes. Although buildings that are already under the process of recertification will continue as normal. The only accommodation that will be made is the 10-year interval after the 40-year recertification is completed.
Notifications from Building Official
Early notifications will also be implemented now in Miami-Dade. This is with the intent to allow property owners/managers to prepare accordingly. Advance announcements offer people more time to hire an engineer, carry out milestone inspections, etc. Also, identify the necessary repairs if applicable, start looking for a contractor, obtain funds, and acquire repair permits. The first notification will be sent two years prior, then an additional notice will be sent a year before.
For example, a building that is due for recertification in the year 2025, will receive the first notification in the year 2023, and the additional notice will be sent in the year 2024. This does not apply to the transition year properties, or for the first two years of the program. The final notice will be sent at the beginning of the year 90 days prior to the property being due. Both structural and electrical reports must be submitted within the 90 day period along with payment. Reports and payment can be mailed, or delivered in person, to the Miami-Dade Recertification division. Payments and reports may also be filed on their website.
We gathered that on or before January 1, 2023, condominium associations must provide specific information to the Division of Florida Condominium, Timeshares, and Mobile Homes of the Department of Business and Professional Regulation. The information requested is as follows:
- The number of buildings that are three stories or higher which are on condominium property.
- As well as, the total number of units in all of the buildings, and all addresses including counties.
After the applicant provides this information, it will then be made available on the Division’s website.
On the Miami-Dade County Recertification Data Portal, there is valuable information regarding properties and their recertification status. You may find cases simply using an address, folio number, case number, or property owner name. It also allows you to access cases referred in the Unsafe Structures Section. Lastly, you can also request documents through a public records request
It was also announced that a County registry is in the works.
Likewise, on the Miami-Dade County Building Recertification webpage, you can find guides, forms, links, Q&A, and more. The portal to upload submissions and or track recertifications is also accessible. Paying fees online is also made available via this website. You may also lookup building violation cases. All of these features allow professionals or property/future owners to be fully aware of the property’s history.
When is your Building Due for Recertification?
The New County Ordinance and State Law reformed the building recertification program. After such an amend, condominiums and other buildings over 3 stories or higher within three miles of the coastline must undergo the recertification process at 25 years. Also every 10 years after that, the buildings must be assessed once again. For instance, if your building was built in 1998 and is located within 3 miles of the coastline, you should be expecting a 25 year recertification notice during the next two years.
All other inland buildings that don’t qualify under such circumstances, have to be recertified once the property turns 30 years. For example, if the property was built in 1993 and it is three miles off the coastline then the property would be due for a 30 year recertification. The process proceeds the same as coastal buildings, recertification must be followed every 10 years thereafter. Not to worry, buildings constructed before 1982 that required initial recertification under the previous 40-year recertification program will continue the ongoing process. The first recertification already in place, and possibly earlier recertifications, will remain valid. However, these buildings will require succeeding recertification ten years after the previous recertification date.
Now for those buildings that fall under a gray area, they are being referred to as transition years.
Buildings classified as transition years were constructed between 1983 and 1997 for coastal regions and between 1983 and 1992 for all other building types. These groups of buildings become due by December 31, 2024 because of the change from 40 years to 30 years to 25 years, therefore they are not skipped. Regardless of the year of construction, the recertification cycle for this range of buildings will be adjusted to 2024 in order to prevent repeated recertifications within the following ten years.
The structures that match the following requirements need their initial recertification by 2023. Starting with structures constructed in 1998 for condominium and cooperative structures three floors or taller within three miles of the shoreline that have turned 25 years old and every ten years after that. For all other structures that have aged 30 years or more, starting with those constructed in 1993, and then every 10 years after that.
Eastern Engineering is trying to provide an easy to read blog that includes all of the updated information on Building Recertification. We urge clients, other property managers, owners and homeowners associations to prepare accordingly. It is recommended to predictably keep the property with the appropriate maintenance to prevent structural and electrical deterioration. Our office is open to answering any concerns or questions that may arise.
For all your 25,30 Year Recertification and 10 year Interval Recertification needs contact Eastern Engineering Group.
Our firm is covered with all the appropriate business insurances to have a backup and take care of the safety of our services, employees, and clients.
Join the Department of Regulatory and Economic Resources for upcoming workshops following the link below, where the latest changes and recertification procedures will be discussed.
To see the full Legislature relating to existing buildings and unsafe structures download the pdf below.
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