Service Area
Forensic Engineering Services in
Miami-Dade County
Fortis BuildSafe Solutions serves condominium associations, HOA boards, and property managers throughout Miami-Dade County. Fortis performs milestone inspections under §553.899, Structural Integrity Reserve Study work under §718.112, Miami-Dade building recertification at 30 years (25 years for qualifying coastal condominiums and cooperatives, per §8-11(f)(ii)(1)), forensic investigations, building condition surveys, and structural restoration engineering. Every report is signed and sealed by a Florida licensed professional engineer.
- Verification
- Sealed by a licensed Florida PE, to The Fortis Standard
- Updated
- September 4, 2026
Coverage Record
Service Area
Miami-Dade County
Building Types
Condominium · HOA · Commercial · Multi-family
Statutes Enforced
§553.899 · §718.112 · County recertification
Updated
September 4, 2026
Compliance
Miami-Dade County Building Compliance Requirements
Milestone Inspections
The milestone inspection is a state requirement enforced by the local building department, which in Miami-Dade administers it through the county recertification program. Under , 30 years from the Certificate of Occupancy is the statewide default; 25 years applies only where the Local Enforcement Agency has affirmatively adopted it under §553.899(3)(b). In Miami-Dade County, 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), verified 2026-08-20). See milestone inspection deadlines by jurisdiction for the full record.
SIRS
Same as Broward — Florida governs statewide. Miami-Dade condominium associations must complete a SIRS every ten years from the creation of the condominium under §718.112(2)(g)1.
30-Year Building Recertification (25 Years For Qualifying Coastal Buildings)
Miami-Dade County requires recertification of buildings of three or more habitable stories: three-story-or-higher condominiums and cooperatives with a Certificate of Occupancy of 1998 or later within Miami-Dade’s 3-mile coastal zone trigger recertification at 25 years; all other qualifying buildings trigger at 30 years, and every 10 years after (Miami-Dade County Code §8-11(f)(ii)(1)). This county program, under Miami-Dade County Code §8-11(f)(ii)(1), 2022 ordinance (matter Y2022/220166), is how the state milestone inspection requirement is administered and satisfied in Miami-Dade — one process, covering structural and electrical systems. The 2022 ordinance replaced the county’s former 40-year cycle. Fortis handles the structural inspection and report submission to Miami-Dade County.
Scope
Our Services In Miami-Dade County
Milestone Inspections
Phase 1 and Phase 2 milestone inspections under Florida law, keyed to your Certificate of Occupancy date.
Structural Integrity Reserve Study
Financial estimate to guide reserves combined with visual inspection to verify remaining useful life.
Building Recertification
Safety-focused building recertification — Broward's 10-year cycle starts at 25 years from the Certificate of Occupancy; Miami-Dade at 30 years generally (25 for qualifying coastal condominiums and cooperatives). Prepared and filed to your county's current ordinance.
Pre-Recertification Inspections
A voluntary walk well before the county filing. Planning and foresight can potentially save repair costs and mitigate large outlays by defining the likely scope and budget in advance.
Building Condition Surveys
Board-ready condition assessments for capital planning, acquisitions, insurance and lender requirements.
Forensic Investigations
Root-cause analysis of cracking, leaks, spalling and settlement, documented to stand up to insurers and counsel.
Seawall Inspections
Assessment of seawalls, caps, tie-backs, docks and bulkheads on residential and commercial South Florida waterfront properties.
Building Restoration Oversight
Bid documents, bidding assistance, permitting, construction administration and oversight through project close-out.
Owner's Representation
Fortis sits on the owner’s side of the table: bid review, contractor oversight, pay-application review and close-out.
Structural Engineering
Structural design signed and sealed by a Florida licensed professional engineer for existing buildings.
Special Inspections
Inspections performed at specific stages during construction that certify work quality to the building department.
Turnover Services
Engineering inspections and evaluation performed during the Florida Statutes mandated Turnover process, at developer-to-association handover.
Expert Witness & Litigation Support
Forensic findings and PE-sealed reports available to support legal proceedings involving building condition, structural distress or compliance disputes.
Scoping
How Fortis Scopes A Miami-Dade County Property
Every building on the property is scoped separately against the requirement that applies to it, so a multi-building Miami-Dade County association is not billed or filed as one structure.
Coverage
Cities We Serve In Miami-Dade County
- Miami
- Miami Beach
- Hialeah
- Coral Gables
- Doral
- Homestead
- North Miami
- North Miami Beach
- Aventura
- Sunny Isles Beach
- Miami Lakes
- Cutler Bay
- Palmetto Bay
- Pinecrest
- South Miami
- Surfside
- Bal Harbour
- Bay Harbor Islands
Next Step
Request An Inspection In Miami-Dade County
Contact Fortis to discuss your building’s compliance requirements. We respond within one business day.
Establish Where Your Building Stands
Send the property details and Fortis will confirm which requirement applies and provide a written scope before any fieldwork begins.