Fortis Location

Miami Beach structural and forensic engineering

Fortis BuildSafe Solutions is a forensic engineering firm serving Miami Beach 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: November 5, 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 Beach Building Department, under the Miami-Dade County recertification program

01 / Direct Answer

When is a Miami Beach milestone inspection due?

At 25 years from the certificate of occupancy for qualifying condominium and cooperative buildings, then every 10 years. Miami Beach has no competing ordinance of its own; it enforces the Miami-Dade County program. Because the city is a barrier island lying entirely within the county’s three-mile coastal zone, every qualifying building in Miami Beach falls on the 25-year trigger rather than the 30-year one.

In Miami-Dade the county recertification program is how the milestone requirement is administered and satisfied: one inspection process covering structural and electrical systems, filed with the building department, not two separate obligations. The authority is Miami-Dade County Code §8-11(f), as applied by the Building Department’s published recertification guidance.

02 / City Process

A published summary you should not rely on

The City of Miami Beach’s own webpage states 30 years. That is an incomplete summary of the county baseline and does not reflect the coastal-zone provision that governs every qualifying building in the city. A board reading it could plan against a date five years later than the one that applies.

Fortis confirms the trigger and the certificate of occupancy date for your specific building before any fieldwork is scheduled. The countywide picture is on the Miami-Dade County service page.

Estimate the filing date from the Certificate of Occupancy with the milestone deadline calculator, then review milestone inspections and building recertification.

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 Beach
Result: Deadline, authority, and verification date

Local Context

County Program, Separate SIRS

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

Beyond compliance filings, Fortis provides forensic investigations, building condition surveys, and building restoration oversight for Miami Beach properties.

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

Existing Building Work

Engineering Support For Miami Beach 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 Beach Project Record

Restoration Oversight

Plaza Condominium

Fortis inspected the condo building as part of the building recertification process. The inspection included both Electrical and Structural disciplines. Fortis developed permit plans, assisted with contractor selection, and oversees quality of repairs, 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 Beach building stands

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

Request an Inspection Or call 954-756-6876