Fortis Location
Fortis BuildSafe Solutions is a forensic engineering firm serving Fort Lauderdale condominium associations, HOA boards, building owners, and property managers under Broward County’s Building Safety Inspection Program. Fortis evaluates existing buildings, documents conditions, develops engineering recommendations and repair documents, and provides inspection or restoration oversight where included in the scope.
Office
City of Fort Lauderdale Development Services, 700 NW 19th Avenue, Fort Lauderdale, FL 33311
Phone
(954) 828-6520County
Broward CountyFiling Authority
LauderBuild Portal01 / Direct Answer
Fort Lauderdale buildings follow Broward County’s 25-year countywide trigger — one of the shortest in Florida. The county recertification program is how the milestone requirement is administered and satisfied in Broward County — one inspection process, not two. If your Certificate of Occupancy was issued 25 or more years ago, your building’s first milestone inspection is already due. After that, every 10 years.
02 / City Process
Fort Lauderdale’s building department operates under Broward County’s Building Safety Inspection Program (BSIP). The county notifies building owners when their recertification cycle opens, and owners have 180 days to file Phase One. If structural or electrical concerns are found, Phase Two repair plans must be submitted within an additional timeframe set by the county. All filings go through the LauderBuild online permitting portal or in person at 700 NW 19th Avenue.
City of Fort Lauderdale Building Services →Deadline Tool
Enter your Certificate of Occupancy date with Fort Lauderdale selected. The calculator returns the deadline and the authority behind the 25-year trigger.
Open the deadline calculatorLocal Context
Fort Lauderdale has one of South Florida’s densest concentrations of condominium and cooperative buildings, many built during the 1970s and 1980s construction boom. These buildings are now well past the 25-year threshold, making milestone compliance an immediate concern for hundreds of associations.
The city’s coastal exposure — from barrier island towers to Intracoastal properties — adds environmental stress that accelerates structural deterioration.
Existing Building Work
Phase 1 and Phase 2 milestone inspections under Florida law, keyed to your Certificate of Occupancy date.
Statutory study under F.S. §718.112(2)(g) for condominium and cooperative buildings three stories and up: a visual inspection of the structural, roof, waterproofing and electrical components and a funding schedule for their remaining useful life. Separate from a general reserve study.
County-mandated recertification of structural and electrical safety. Miami-Dade: 30 years from the Certificate of Occupancy generally, 25 for qualifying coastal condominiums and cooperatives. Broward: 25 years countywide. Every 10 years thereafter, prepared and filed to the current county ordinance.
Documented structural assessment and evaluation for capital planning, acquisitions, insurance and lender requirements.
Structural assessment and evaluation of cracking, concrete spalling, leaks, corrosion and settlement.
Investigation of existing deterioration, repair recommendations and documentation, bid support, and engineering oversight through project close-out.
Common Questions
Fort Lauderdale follows Broward County's 25-year countywide trigger. If your building's Certificate of Occupancy is 25 or more years old, the first milestone inspection is already due.
No. In Broward County, the county recertification program is how the milestone inspection requirement is administered and satisfied — one inspection process, not two.
Reports are filed through the LauderBuild online permitting portal or in person at Fort Lauderdale's Development Services office at 700 NW 19th Avenue.
Broward County can issue code enforcement citations, daily fines, and ultimately declare the building unsafe for occupancy. The county tracks compliance actively.
No. The milestone inspection (F.S. §553.899) and the Structural Integrity Reserve Study (F.S. §718.112) are two separate legal requirements. Most Fort Lauderdale condominiums need both.
Phase One is typically completed in one to two site visits. If Phase Two repairs are needed, the timeline depends on the scope of work identified.
Documented Work
Restoration Oversight
Fortis inspected the 1170 building and detached 2-story garage structure as part of the building recertification process. Developed permit plans, assisted with general contractor selection, oversees repair quality, manages RFIs, conducts Special Inspections, and generates progress reports for the HOA.
Project is ongoing; restoration efforts are on schedule to be finished in 2026.
View the Fortis project footprintSend the property details and Fortis will confirm which requirement applies and provide a written scope before any fieldwork begins.
