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Fortis Location

Miami structural and forensic engineering

Fortis BuildSafe Solutions is a forensic engineering firm serving City of Miami condominium associations, cooperatives, HOA boards, owners and property managers from its Fort Lauderdale office. Fortis evaluates existing buildings, documents conditions, and develops engineering recommendations and repair documents.

Verification
Florida PE-led engineering, delivered to the Fortis Standard
Updated
October 16, 2026
Ledger for Miami-Dade County: milestone inspection trigger at 25 years inside the 3-mile coastal zone for qualifying condominiums and 30 years elsewhere, administered through the county recertification program.

Office (Fort Lauderdale)

110 E Broward Blvd #1700, Fort Lauderdale, FL 33301

Phone

954-756-6876

County

Miami-Dade County

Filing Authority

City of Miami building department

01 / Direct Answer

Does a Miami building need a milestone inspection or a recertification?

Miami is in Miami-Dade County. The county recertification program under Miami-Dade County Code §8-11(f) is how the milestone requirement is administered and satisfied in Miami-Dade; a building never owes both.

Under the Building Department’s published recertification guidance, qualifying condominium and cooperative buildings of three or more habitable stories with a certificate of occupancy in 1998 or later and inside the county’s three-mile coastal zone are on a 25-year initial cycle; other buildings are on a 30-year initial cycle; then every 10 years.

Deadline Tool

When Is Your Milestone Inspection Due?

Enter your Certificate of Occupancy date and jurisdiction. The calculator returns the deadline, with the governing authority behind the trigger age it used.

Open the deadline calculator
Input
Certificate of Occupancy date
Location
Pre-set to Miami-Dade County
Result
Deadline, authority, and verification date

Local Context

Miami-Dade Recertification, Separate SIRS

The Structural Integrity Reserve Study under F.S. §718.112(2)(g) is a separate requirement on its own 10-year cycle from the condominium’s creation. It is not part of the milestone inspection, and the two are scoped and delivered separately. SeeStructural Integrity Reserve Study (SIRS).

Beyond compliance filings, Fortis providesforensic investigations,building condition surveys, andbuilding restoration oversightfor Miami properties.

Your assessment will be performed and sealed by a Fortis PE working to the Fortis Standard.

Existing Building Work

Engineering Support For Miami Properties

Milestone Inspections

Phase 1 and Phase 2 milestone inspections under Florida law, keyed to your Certificate of Occupancy date.

Structural Integrity Reserve Study

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.

Building Recertification

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.

Building Condition Surveys

Documented structural assessment and evaluation for capital planning, acquisitions, insurance and lender requirements.

Forensic Investigations

Structural assessment and evaluation of cracking, concrete spalling, leaks, corrosion and settlement.

Building Restoration Oversight

Investigation of existing deterioration, repair recommendations and documentation, bid support, and engineering oversight through project close-out.

Documented Work

Miami Project Record

Horizons West Building Complex — Miami

Restoration Oversight

Horizons West Building Complex

Fortis inspected Horizons West Building 2 as part of the building recertification process. Developed permit plans and repair quantity documentation, with ongoing quality oversight, RFI response, Special Inspections, and progress reporting.

Project is ongoing; restoration efforts are on schedule to be finished in 2026.

View the Fortis project footprint
Next Step

Establish where your Miami building stands

Send the property details and Fortis will confirm which requirement applies and provide a written scope before any fieldwork begins.

Request an InspectionOr call 954-756-6876