Your Building's Compliance Window

The trigger is the Certificate of Occupancy date, then every ten years. Year built and year certified are often different years, and only the second one counts. In Broward and Miami-Dade, county recertification is how the §553.899 milestone requirement is administered and satisfied — one process, not two.

Broward. 25 years from the Certificate of Occupancy, countywide, then every 10 years. Authority: Florida Building Code, Broward Edition §110.15 (BSIP).

Miami-Dade. 30 years from the Certificate of Occupancy — 25 years for qualifying condominium and cooperative buildings of three or more habitable stories, with a Certificate of Occupancy of 1998 or later, inside the county's 3-mile coastal zone. Then every 10 years. Authority: Miami-Dade County Code §8-11(f)(ii)(1).

Recertification recurs. A certificate from a prior cycle does not satisfy the next one.

To confirm a specific building, calculate the due date from your Certificate of Occupancy or see the trigger age by jurisdiction.

Phase 1 is a visual assessment of the structure by a licensed engineer or architect. If it finds no substantial structural deterioration, that is the end of it — a report, a filing, and the building is done for the cycle.

Phase 2 happens only if Phase 1 identifies substantial structural deterioration. It is more invasive and it is a separate scope. Most buildings never need it. Where it is required, it follows within 180 days of the Phase 1 report.

Knowing the difference early is budgetary: a board that funds Phase 1 alone and then needs Phase 2 loses time going back for the money.

The Structural Integrity Reserve Study is a separate legal requirement under §718.112(2)(g)1, on its own ten-year cycle, triggered by the condominium's creation — the Declaration recording date — not the Certificate of Occupancy. Two requirements, two trigger dates, two line items: a board that has satisfied one has not touched the other.

Compared side by side: milestone inspection vs. SIRS and milestone inspection vs. county recertification.

• Your actual trigger date, confirmed against the Certificate of Occupancy, not the appraiser's year-built listing.
• Which cycle you are in — whether the recertification on file is this cycle or the previous one.
• How it is funded, and whether the budget carries Phase 1 alone or contemplates Phase 2.
• When the board will select a firm, working backwards from the filing deadline.

Fortis will confirm your trigger date and current compliance status in writing, at no cost. Every assessment is performed to one documented standard and sealed by a licensed Florida PE exercising direct responsible charge.

This page summarizes Florida law as of September 2026 for general educational purposes. It is not legal advice, and it is not a substitute for a building-specific engineering assessment.