From 40-Year Recertification to Milestone Inspection: A Clear Guide for Florida Condos
The Florida 40-Year Milestone process has officially evolved. If you are a condominium board member or property manager, you are likely familiar with the 40-Year Recertification, especially in Miami-Dade and Broward. Due to new state laws, this process is now a statewide standard under the official name of the Milestone Inspection. This “From 40-Year Recertification to Milestone Inspection: A Clear Guide for Florida Condos” guide will provide the clear, essential facts you need to ensure your building is safe and fully compliant.
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Key Updates to the Building Recertification Process
Florida’s new building safety law (SB-4D) established a more rigorous, uniform standard for the entire state. For those familiar with the Florida 40-Year Milestone process, here are the most important updates to be aware of.
1. The Timeline is Now Earlier
The most significant update is the inspection timeline. While the process was known for its 40-year mark, the new Milestone Inspection deadline is now earlier for all buildings to proactively identify issues. Your building’s first inspection is now due at 30 years from its original Certificate of Occupancy. Furthermore, if your building is located within three miles of the coastline, the deadline is even sooner: 25 years. After the initial inspection, subsequent inspections are required every 10 years.
2. The Process is Now a Statewide Requirement
Previously, the 40-Year Recertification was primarily enforced in Miami-Dade and Broward. The new Milestone Inspection is a mandatory, statewide law. This means all condominiums and co-ops of three stories or more must comply, regardless of their location in Florida.
3. A Formal Two-Phase Inspection is Defined
The new law clearly structures the inspection into two phases. Phase One is a comprehensive visual inspection by a licensed engineer to assess the building’s structural integrity. If no signs of substantial structural deterioration are found, the process is complete. If potential issues are found, Phase Two is triggered, which may involve more detailed testing. You can learn more about our approach on our Milestone Inspections service page.
4. It is Separate From the New SIRS Requirement
It’s important not to confuse the Milestone Inspection with the other new requirement, the Structural Integrity Reserve Study (SIRS). The Milestone Inspection is a physical assessment of the building’s current safety. A SIRS is a financial planning tool to budget for future repairs. Both are now mandatory for condominiums.What This Means for Your Association
These updates require a more proactive approach from all condominium boards. Understanding the new Florida 40-Year Milestone regulations is the first step to creating a clear compliance plan. Your association must definitively determine its deadline and then engage a qualified, licensed engineering firm who understands both the history of the 40-Year process and the technical details of the new law. For more details on the legislation, you can review the full text of Senate Bill 4-D.Your Next Step: Get a Clear Path to Compliance
Navigating the evolution of the Florida 40-Year Milestone regulations can be complex, but you don’t have to do it alone. Our team of licensed professional engineers specializes in these new laws and has decades of experience with the original recertification process.
Contact us today for a no-obligation consultation to discuss your building’s specific needs and timeline.
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