Milestone Inspections Miami
Sealed Phase 1 and Phase 2 reports for condo and co-op buildings three stories and taller in Miami-Dade County. Work is led by Paul Pineda, a licensed Florida Professional Engineer.
- Licensed professional engineer in Florida
- Signed and sealed reports
Milestone Inspections Miami for Condos and Co-Ops
If you own or manage a condo or co-op in Miami, milestone inspections Miami are the state-required structural check that keeps your building in compliance. Buildings are due at 30 years of age, or at 25 years if within three miles of the coastline, and then every 10 years after. That coastal rule covers much of Miami, including Brickell, Edgewater, Downtown Miami, and the waterfront.
Milestone Inspections US performs milestone inspections and Structural Integrity Reserve Studies for associations, property managers, and building owners across South Florida. Reports are signed and sealed by Paul Pineda, a licensed Florida Professional Engineer and Registered Structural Engineer. The engineer does not do construction or repair work. He inspects, diagnoses, and prepares sealed reports. This firm does not provide contracting, repair design, installation services, or contractor recommendations.
This page explains who needs milestone inspections Miami, how the old Miami-Dade 40-year recertification relates to the statewide milestone inspection, what Phase 1 and Phase 2 include, and what to send us to get a proposal. If you manage more than one building, read the section for property managers below. For related reading, see our Florida 40-year milestone inspection guide and our guide to milestone inspection cost in Florida.
Who Needs a Milestone Inspection in Miami and When
The answer starts with age, height, and location. Condo and co-op buildings of three or more stories need a milestone inspection when the building reaches 30 years, or 25 years if the building is within three miles of the coastline. After the first filing, the inspection repeats every 10 years.
In Miami-Dade County, many waterfront condos meet the 25-year trigger because they sit within three miles of the coast. If your certificate of occupancy date puts you near that age, send the address, year built, and number of stories and we will tell you what is due.
Buildings that need milestone inspections Miami often need a Structural Integrity Reserve Study as well. SIRS applies to condo buildings of three or more habitable stories. The Florida SIRS deadline was 31 December 2025 under HB 913, signed 23 June 2025, which extended it from 31 December 2024, so a qualifying condo without a SIRS on file is already out of compliance.
The first step for milestone inspections Miami is Phase 1. Phase 1 is a visual structural inspection. Phase 2 is required only if Phase 1 finds substantial structural deterioration. Our reports are written so a board can act on them and the county can accept them.
40-Year Recertification vs Milestone Inspection in Miami-Dade
Miami-Dade is known for its older 40-year recertification program. The milestone inspection is state law. Many Miami buildings must address both.
| Topic | 40-Year Recertification | Statewide Milestone Inspection |
|---|---|---|
| What law controls it | Miami-Dade County program for aging buildings | Florida state law under SB 4-D and Florida Statute 553.899 |
| When it is due | At 40 years, under Miami-Dade County’s recertification program | At 30 years, or 25 years if within three miles of the coastline, then every 10 years |
| Which buildings | Condo and co-op buildings covered by the county recertification rules | Condo and co-op buildings of three or more stories |
| What is filed | County recertification filing per county procedure | Sealed Phase 1 report, and Phase 2 report only if Phase 1 finds substantial structural deterioration |
| How we help | Structural assessment and sealed reporting for the county filing | Structural assessment and sealed reporting for milestone inspections Miami, plus SIRS when both are due |
Phase 1 and Phase 2 for Milestone Inspections Miami
Milestone inspections Miami follow the same two-phase structure statewide. You always start with Phase 1. You move to Phase 2 only when Phase 1 calls for it.
Phase 1: Visual Structural Inspection
A licensed engineer performs a visual examination of habitable and non-habitable areas and documents visible conditions in key structural systems, including load-bearing walls, floor and roof framing, balconies, and envelope elements that affect structural integrity. For coastal Miami condos, attention includes salt-air effects on concrete balconies, post-tension cable systems, and steel reinforcement. If no signs of substantial structural deterioration are found, the building passes and the sealed Phase 1 report is submitted.
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Phase 2: In-Depth Structural Evaluation When Required
Phase 2 is required only if Phase 1 finds substantial structural deterioration. Phase 2 may involve destructive testing to evaluate condition of steel rebar and concrete. If the inspection finds repairs are needed, the report explains what was found and our concrete restoration engineer page explains next steps.
02
What Happens If Repairs Are Needed
If Phase 2 identifies work that must be done, the report explains what was found and our concrete restoration engineer page explains next steps. The engineer does not perform construction or repair work.
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For Property Managers in Miami
If you manage more than one association in Miami-Dade County, the milestone deadlines will not line up neatly. Buildings reach thirty years in different years, and a building that changed hands may have paperwork nobody can find. We will take a list of your Miami buildings and tell you which are due, which are already overdue, and which also need a Structural Integrity Reserve Study.
The SIRS deadline was 31 December 2025, so a qualifying condo without one on file is already out of compliance. Where a milestone inspection and a SIRS are both due, doing them together is usually cheaper and less disruptive for residents.
Send addresses with year built and number of stories for each Miami building you manage. The same Registered Structural Engineer signs every report, so your boards get sealed reports written in plain terms. Call 305-890-6333 or use our contact page to send the list.
What Happens If a Miami Building Misses Its Deadline
For associations in Miami-Dade County, missing the milestone deadline can bring action from the building department. The source for this page lists notices of violation, fines, and in some cases liens on the property. It also notes added problems with obtaining or renewing property insurance and added legal risk for the board.
No fine amounts are listed here because county action varies by case and notice. Have the notice, building address, year built, and number of stories available when you contact us.
A qualifying condo without a SIRS on file is already out of compliance because the Florida SIRS deadline was 31 December 2025. If your board is late on one requirement, ask us to check both at the same time. That review covers milestone inspections Miami status and SIRS status together.
Phase 1 is a visual structural inspection. Phase 2 is required only if Phase 1 finds substantial structural deterioration.
Areas We Serve in Miami-Dade County
We perform milestone inspections Miami across Miami-Dade County for condo and co-op buildings three stories and taller. South Miami is included in our regular service area.
- Miami, including Brickell, Edgewater, and Downtown Miami
- South Miami
- Miami Beach
- Coral Gables
- Fort Lauderdale service for portfolio clients with buildings in both counties
- West Palm Beach, Hollywood, Pompano Beach, Boca Raton, Naples, and Tampa for portfolio and SIRS scheduling
Milestone Inspections Miami: Common Questions
A Florida-licensed structural engineer or architect. Our milestone inspections are led by Paul Pineda, a licensed Florida Professional Engineer and Registered Structural Engineer. For condo and co-op buildings three stories or taller, Phase 1 is a structural assessment with a sealed report, not a general home inspection.
By 30 years of age, or 25 years if within three miles of the coast, which covers much of Miami waterfront including Brickell, Edgewater, Downtown, and the beaches. After the first inspection, it repeats every 10 years. Send the address, year built, and number of stories and we will tell you what is due.
A general inspection is broad and non-statutory. A milestone inspection is a specific structural inspection required by Florida law after the Surfside collapse, focused on structural integrity and documented in a sealed report the county accepts.
Phase 1 covers primary structural systems and envelope elements that affect structural integrity, including load-bearing walls, floor and roof framing, and balconies. For coastal buildings, the review notes salt-air effects on concrete, post-tension systems, and reinforcement.
Many condos need both. The milestone inspection records current structural condition. SIRS is a separate financial planning study of remaining life and replacement cost for major components. SIRS applies to condo buildings of three or more habitable stories, and the deadline was 31 December 2025, so a qualifying building without one on file is already out of compliance.
Request a Proposal for Milestone Inspections Miami
Send the building address, approximate year built, and number of stories. We will reply with what is due, whether Phase 1 is the next step, and whether SIRS is also due. The engineer does not do construction or repair work. He inspects, diagnoses, and prepares sealed reports. Call 305-890-6333.
Related Services
- Full service overview: milestone inspections Florida
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