25-Year Structural Recertifications (SB 4-D & HB 913)
Florida Builders Engineers & Inspectors Network, Inc.
Serving Miami, Hialeah, Miami Beach, Fort Lauderdale, Boca Raton, Sunny Isles, Surfside & Aventura
Call 877-894-8001
Why 25-Year Recertifications Matter
The structural safety of Florida’s aging buildings is no longer optional — it’s regulated, recurring, and essential.
In the wake of the 2021 Surfside tragedy, Florida implemented recurring milestone inspections to identify structural deterioration early, especially in coastal cities like Miami, Miami Beach, Sunny Isles, and Fort Lauderdale.
SB 4-D: Florida’s Structural Safety Law
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Buildings 3+ stories within 3 miles of the coastline: milestone inspection at 25 years, then every 10 years.
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Other qualifying buildings: first inspection at 30 years, then every 10 years.
HB 913: New Legal Changes (2024)
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No notification grace period: associations must comply based on age and location.
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Transparency: reports must be shared with owners and posted online.
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Local authority: earlier inspections may be required near saltwater (Surfside, Sunny Isles, Aventura).
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Accountability: failure to inspect can breach fiduciary duty.
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SIRS connection: reserve studies must align with findings.
Who Must Comply
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Condominium and Cooperative Associations
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Property Management Firms
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Buildings three stories or more
Exempt: One- and two-family dwellings, townhomes, small structures under 3,500 sq. ft.
Inspection Phases
Phase 1: Visual inspection. If no substantial deterioration is found, Phase 2 is not required.
Phase 2: Triggered by Phase 1 findings. May include destructive testing and a detailed remediation plan.
Compliance Timeline & Deadlines
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By December 31, 2024: Buildings built on or before July 1, 1999 must complete their first milestone inspection.
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180 days: Perform and submit inspection.
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365 days: Begin repairs after Phase 2 findings.
Inspection Report Requirements
Reports must be signed and sealed by a Florida-licensed professional, include photos, observations, and repair recommendations, and be distributed by mail, email, and posted publicly.
Legal & Financial Risks
Noncompliance may result in unsafe building declarations, fines, personal board liability, and increased insurance costs.
Action Plan for 2025
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Audit building age and location.
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Hire Florida Builders Engineers & Inspectors Network, Inc.
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Conduct and submit reports.
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Align SIRS budgeting.
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Maintain ongoing compliance.
Frequently Asked Questions
Do we need a Phase 2 if nothing is found in Phase 1?
No.
Can local counties change the 25-year rule?
Yes. Earlier inspections may be required in coastal areas.
Are milestone inspections the same as reserve studies?
No. Milestone inspections ensure safety; SIRS ensures funding readiness.
Partner With Florida Builders Engineers & Inspectors Network, Inc.
With over one million reports accepted statewide, we deliver Structural and Electrical Recertifications, Thermographic Inspections, and SIRS Coordination across Miami, Hialeah, Miami Beach, Fort Lauderdale, Boca Raton, Aventura, Sunny Isles, and Surfside.
Call 877-894-8001 to schedule your inspection today.