Broward County (all jurisdictions)
25- Trigger
- 25 years from the CO
- Rule
- 25 years from the Certificate of Occupancy, countywide, then every 10 years.
- Authority
- Countywide adoption under F.S. §553.899(3)(b)
ConfirmedVerified August 20, 2026
Reference
Milestone Inspection Deadlines
By Jurisdiction
Which Broward, Miami-Dade and Palm Beach jurisdictions adopted the 25-year milestone inspection trigger, which sit on the 30-year state default, and the authority behind each determination.
- Verification
- Sealed by a licensed Florida PE, to The Fortis Standard
- Updated
- September 4, 2026
Determination Record
23
Jurisdictions tracked
4
On the 25-year trigger
2
Conditional (coastal test)
17
On the 30-year default
Last reviewed September 4, 2026
The direct answer: Is my building on a 25-year or 30-year milestone inspection trigger?
Thirty years from the Certificate of Occupancy is the statewide default, and 25 years applies only where the Local Enforcement Agency affirmatively adopted it. Florida keeps no registry of those local adoptions, so the answer is jurisdiction by jurisdiction. Broward County adopted 25 years countywide. Miami-Dade applies 25 years to qualifying condominium and cooperative buildings inside its 3-mile coastal zone. Palm Beach County has no countywide ordinance, so each incorporated city answers for itself.
Jurisdictions by trigger age
Adopted locally
25
Years from the CO
Applies only where the Local Enforcement Agency adopted it under §553.899(3)(b), or where a county ordinance reaches the building.
Broward County (all jurisdictions)ConfirmedMiami BeachConfirmedBoynton BeachConfirmedHighland BeachConfirmed
Conditional — 25 or 30 by per-building test
Statewide default
30
Years from the CO
The default under §553.899(3). Where no adopting ordinance was located, the default is presumed — not confirmed. Check the tag on each jurisdiction.
Unincorporated Palm Beach CountyState default presumedDelray BeachState default presumedWest Palm BeachState default presumedTown of Palm BeachState default presumedNorth Palm BeachState default presumedOcean RidgeState default presumedJupiterConfirmedLake Worth BeachConfirmedRiviera Beach (incl. Singer Island)ConfirmedLantanaState default presumedSouth Palm BeachState default presumedManalapanState default presumedBriny BreezesState default presumedJuno BeachState default presumedPalm Beach GardensState default presumedPalm Beach ShoresState default presumedGreenacres (inland)State default presumed
Statutory history
What Changed, And Why Most Sources Are Wrong
The rule most published material still repeats — “25 years coastal, 30 years inland” — is repealed. SB 4-D (2022) created that automatic split. SB 154 (Ch. 2023-203) struck the automatic 25-year coastal trigger.
Under the statute as it stands, §553.899(3) sets 30 years from the Certificate of Occupancy as the statewide default, and §553.899(3)(b) permits a Local Enforcement Agency to adopt 25 years instead. Nothing requires the state to publish which agencies did so, and no such registry exists.
That is why a board searching this question gets contradictory answers: sources written before 2023 describe a rule that no longer applies, and sources written after it rarely go jurisdiction by jurisdiction. The records below do, with the authority stated for every entry.
Records
Trigger Age By Jurisdiction
Each record states the rule, the ordinance or statutory authority behind it, and the date Fortis last verified it against the source. Every record has a stable anchor, so a specific jurisdiction can be linked and cited directly.
To turn a record into a date, use the milestone deadline calculator — it applies the trigger below to a Certificate of Occupancy date and carries the same authority and verification date with the result.
Download the record
Free to reuse with attribution to Fortis BuildSafe Solutions and a link to this page.
Broward County
1 recordMiami-Dade County
2 recordsMiami-Dade County
25/30- Trigger
- 25 or 30 years from the CO
- Rule
- 25 years for condominium or cooperative buildings of 3+ habitable stories with a Certificate of Occupancy issued 1998 or later, located inside the county’s 3-mile coastal zone. 30 years otherwise.
- Authority
- Miami-Dade County Code §8-11(f)(ii)(1)
ConfirmedVerified August 20, 2026
Miami Beach
25- Trigger
- 25 years from the CO
- Rule
- Miami Beach has no competing ordinance — it enforces county code and cites §8-11(f)(ii)(1) as its own authority. Because Miami Beach is a barrier island entirely inside the 3-mile zone, every qualifying condo or co-op building in the city is on the 25-year trigger.
- Authority
- Miami-Dade County Code §8-11(f)(ii)(1)
- Note
- The City of Miami Beach webpage states “30 years.” That is an incomplete summary of the county baseline and does not reflect the coastal-zone provision.
ConfirmedVerified August 20, 2026
Palm Beach County
20 recordsBoynton Beach
25- Trigger
- 25 years from the CO
- Rule
- 25 years, all buildings citywide — the broadest adoption in Palm Beach County.
- Authority
- Adopted 14 November 2022
ConfirmedVerified August 6, 2026
Highland Beach
25- Trigger
- 25 years from the CO
- Rule
- 25 years, entire town (wholly coastal).
- Authority
- Ordinance 2022-008
ConfirmedVerified August 6, 2026
Boca Raton
25/30- Trigger
- 25 or 30 years from the CO
- Rule
- 25 years within 3 miles of the coast; 30 years otherwise.
- Authority
- Ordinance 5589
ConfirmedVerified August 6, 2026
Unincorporated Palm Beach County
30- Trigger
- 30 years from the CO
- Rule
- References the pre-SB 154 3-mile coastal framework, but no post-SB 154 adopting ordinance was located. Technically on the 30-year state default under current law.
- Authority
- F.S. §553.899(3) — statewide 30-year default
State default presumedVerified August 6, 2026
Delray Beach
30- Trigger
- 30 years from the CO
- Rule
- References the pre-SB 154 3-mile coastal framework, but no post-SB 154 adopting ordinance was located. Technically on the 30-year state default under current law.
- Authority
- F.S. §553.899(3) — statewide 30-year default
State default presumedVerified August 6, 2026
West Palm Beach
30- Trigger
- 30 years from the CO
- Rule
- References the pre-SB 154 3-mile coastal framework, but no post-SB 154 adopting ordinance was located. Technically on the 30-year state default under current law.
- Authority
- F.S. §553.899(3) — statewide 30-year default
State default presumedVerified August 6, 2026
Town of Palm Beach
30- Trigger
- 30 years from the CO
- Rule
- References the pre-SB 154 3-mile coastal framework, but no post-SB 154 adopting ordinance was located. Technically on the 30-year state default under current law.
- Authority
- F.S. §553.899(3) — statewide 30-year default
State default presumedVerified August 6, 2026
North Palm Beach
30- Trigger
- 30 years from the CO
- Rule
- References the pre-SB 154 3-mile coastal framework, but no post-SB 154 adopting ordinance was located. Technically on the 30-year state default under current law.
- Authority
- F.S. §553.899(3) — statewide 30-year default
State default presumedVerified August 6, 2026
Ocean Ridge
30- Trigger
- 30 years from the CO
- Rule
- References the pre-SB 154 3-mile coastal framework, but no post-SB 154 adopting ordinance was located. Technically on the 30-year state default under current law.
- Authority
- F.S. §553.899(3) — statewide 30-year default
State default presumedVerified August 6, 2026
Jupiter
30- Trigger
- 30 years from the CO
- Rule
- 30 years from the Certificate of Occupancy. Ordinance 18-23 amends Florida Building Code administration and does not exercise the §553.899(3)(b) 25-year option.
- Authority
- Jupiter Ordinance 18-23; F.S. §553.899(3) statewide 30-year default
ConfirmedVerified September 3, 2026
Lake Worth Beach
30- Trigger
- 30 years from the CO
- Rule
- 30 years from the Certificate of Occupancy. Ordinance 2022-25 integrates the 30-year requirement into the city code; no subsequent 25-year adoption located.
- Authority
- Lake Worth Beach Ordinance 2022-25; F.S. §553.899(3)
ConfirmedVerified September 3, 2026
Riviera Beach (incl. Singer Island)
30- Trigger
- 30 years from the CO
- Rule
- 30 years from the Certificate of Occupancy. No §553.899(3)(b) adoption ordinance located despite the city's coastal inventory; the state default applies.
- Authority
- F.S. §553.899(3) statewide 30-year default
ConfirmedVerified September 3, 2026
Lantana
30- Trigger
- 30 years from the CO
- Rule
- No adopting ordinance found. The 30-year state default is presumed.
- Authority
- F.S. §553.899(3) — statewide 30-year default
State default presumedVerified August 6, 2026
South Palm Beach
30- Trigger
- 30 years from the CO
- Rule
- No adopting ordinance found. The 30-year state default is presumed.
- Authority
- F.S. §553.899(3) — statewide 30-year default
State default presumedVerified August 6, 2026
Manalapan
30- Trigger
- 30 years from the CO
- Rule
- No adopting ordinance found. The 30-year state default is presumed.
- Authority
- F.S. §553.899(3) — statewide 30-year default
State default presumedVerified August 6, 2026
Briny Breezes
30- Trigger
- 30 years from the CO
- Rule
- No adopting ordinance found. The 30-year state default is presumed.
- Authority
- F.S. §553.899(3) — statewide 30-year default
State default presumedVerified August 6, 2026
Juno Beach
30- Trigger
- 30 years from the CO
- Rule
- No adopting ordinance found. The 30-year state default is presumed.
- Authority
- F.S. §553.899(3) — statewide 30-year default
State default presumedVerified August 6, 2026
Palm Beach Gardens
30- Trigger
- 30 years from the CO
- Rule
- No adopting ordinance found. The 30-year state default is presumed.
- Authority
- F.S. §553.899(3) — statewide 30-year default
State default presumedVerified August 6, 2026
Palm Beach Shores
30- Trigger
- 30 years from the CO
- Rule
- No adopting ordinance found. The 30-year state default is presumed.
- Authority
- F.S. §553.899(3) — statewide 30-year default
State default presumedVerified August 6, 2026
Greenacres (inland)
30- Trigger
- 30 years from the CO
- Rule
- No adopting ordinance found. The 30-year state default is presumed.
- Authority
- F.S. §553.899(3) — statewide 30-year default
State default presumedVerified August 6, 2026
Common misreading
Miami Beach: The Most Misread Jurisdiction In The Tri-County Area
City webpage says
30 years
Enforced rule
25 years
The City of Miami Beach webpage states “30 years.” That is an incomplete summary of the Miami-Dade County baseline and does not reflect the coastal-zone provision the city itself enforces.
Miami Beach has no competing ordinance of its own. It enforces Miami-Dade County Code §8-11(f)(ii)(1) and cites that section as its authority. Because Miami Beach is a barrier island lying entirely inside the county’s 3-mile coastal zone, every qualifying condominium or cooperative building of three or more habitable stories with a Certificate of Occupancy issued in 1998 or later is on the 25-year trigger — not 30.
Method
How To Read The Confidence Tags
- Confirmed
- The adopting ordinance or code section was located and read. The trigger stated here is the trigger on the books as of the verification date.
- State default presumed
- No adopting ordinance located as of the verification date. The state 30-year default applies unless the local building department says otherwise — confirm before relying on it.
- Verify directly
- No adopting ordinance located, and the local record is thin enough that we recommend confirming directly with the building department before relying on the 30-year default.
Nothing marked state default presumed is a confirmation. It records that no adopting ordinance was located as of the verification date shown on that record.
Every jurisdiction on this record is currently tagged confirmed or state default presumed. Confirm a presumed default with the local building department before a board relies on it.
Common questions
Questions Boards Ask About The Trigger Age
Is my building on a 25-year or a 30-year milestone inspection trigger?
Thirty years from the Certificate of Occupancy is the statewide default under F.S. §553.899(3). Twenty-five years applies only where the Local Enforcement Agency with jurisdiction over your building affirmatively adopted it under §553.899(3)(b). Broward County adopted 25 years countywide. In Miami-Dade the 25-year trigger applies to qualifying condominium and cooperative buildings inside the county’s 3-mile coastal zone. In Palm Beach County there is no countywide ordinance, so each incorporated city answers for itself.
Does Miami Beach use 25 years or 30 years?
Twenty-five years for qualifying condominium and cooperative buildings. Miami Beach has no competing ordinance of its own; it enforces Miami-Dade County Code §8-11(f)(ii)(1), and because the city is a barrier island entirely inside the county’s 3-mile coastal zone, every qualifying building in the city falls under the coastal-zone provision. The city’s own webpage states 30 years, which is an incomplete summary of the county baseline.
Did SB 4-D’s 25-year coastal milestone rule get repealed?
Yes. SB 4-D (2022) created an automatic 25-year trigger for buildings within 3 miles of the coast and 30 years elsewhere. SB 154 (Ch. 2023-203) repealed that automatic coastal trigger. The current statute sets 30 years as the statewide default and permits a Local Enforcement Agency to adopt 25 years instead.
Is there a state list of which Florida cities adopted the 25-year trigger?
No. Florida maintains no registry of local milestone inspection determinations made under F.S. §553.899(3)(b). The trigger age must be confirmed jurisdiction by jurisdiction with the Local Enforcement Agency that has authority over the building.
How is the SIRS deadline different from the milestone inspection deadline?
They are separate requirements with separate clocks. The milestone inspection under F.S. §553.899 is triggered by the age of the building measured from its Certificate of Occupancy. The Structural Integrity Reserve Study under F.S. §718.112(2)(g)1 is triggered by the creation of the condominium and runs on a 10-year cycle. Neither satisfies the other.
What does “state default presumed” mean on this table?
It means no adopting ordinance was located for that jurisdiction as of the verification date shown. The 30-year state default applies unless the local building department says otherwise, and that should be confirmed before a board relies on it.
Separate clock
The SIRS Deadline Is A Separate Requirement
Boards conflate these two constantly. The milestone inspection clock runs from the building’s Certificate of Occupancy. The Structural Integrity Reserve Study clock does not: under , the SIRS is triggered by the creation of the condominium and runs on a 10-year cycle.
A building can be current on one and overdue on the other. Neither report satisfies the other requirement. Read what a SIRS is and what it must cover →
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