Several counties in Florida, including Miami-Dade and Broward, require commercial (and some residential) buildings to undergo a recertification process when they near 40 years of age. Time, wear and tear, and Florida’s intense climate all take a toll on the integrity of our buildings, and because of these forces, it’s imperative to routinely evaluate and address any structural and mechanical issues.

Here in Miami, the 40-year recertification process is outlined in Section 8-11(f) of the Miami-Dade County Code of Ordinances. Some properties are exempt from the recertification process, including single-family homes, duplexes and other smaller buildings, but most other buildings will need to undergo a 40-year inspection – and then another recertification inspection every 10 years after that.

Below we discuss more about Florida’s 40-year recertification process and why you should engage an owner’s representative for yours.

What is the 40-Year Recertification Process?

The recertification process is designed to help keep buildings safe. Even those made with the highest quality of materials and most experienced crew need upgrades and attention over time, especially as they near the 40-year mark.

Once you receive a Notice of Required Recertification, property owners are given 90 days to submit a report prepared by a licensed engineer or architect. This report should thoroughly evaluate the building’s structural and electrical systems to ensure everything is in good working order.

Given the gravity of the recertification process, it’s essential that building owners stay ahead of it. Proper planning and budgeting for these inspections can prevent unnecessary delays or costly repairs later on. If the inspection reveals any issues or needed repairs, property owners only have up to 150 days to complete the necessary work. Afterward, the building must be re-inspected, and a new report must be submitted.

Why Should You Engage an Owner’s Representative for the 40-Year Recertification?

The 40-year recertification process is a complex and time-sensitive procedure that requires professional oversight to ensure compliance with strict local regulations. Failing to meet the required deadlines or neglecting repairs can result in significant fines, safety risks and legal repercussions.

An owner’s representative can guide you through this process to ensure your building remains in compliance and safe for occupancy. Here are some ways an owner’s representative can help:

• Identify building issues – Owner’s reps work with engineers to spot any safety hazards or structural deficiencies that need to be addressed during the recertification.

• Estimate repair timelines and costs – They will provide accurate estimates for the time and cost of repairs, so you are fully prepared and avoid surprises.

• Manage the bidding process – An experienced owner’s rep will help you navigate the competitive bidding process for the necessary repairs, so you get the best contractors at the best price.

• Ensure compliance and safety – They have extensive experience with Miami-Dade and Broward regulations and will ensure all necessary steps are completed in line with local building codes.

By engaging an owner’s representative, you not only ensure that the recertification process goes smoothly but also save valuable time and money during the repair process itself. Their oversight can help you avoid costly mistakes, meet deadlines and help ensure that your building remains safe, up-to-code and functional for years to come.

Need Help with Your 40-Year Recertification?

Navigating the 40-year recertification process in Florida is critical for both the safety of your building and the well-being of its occupants and neighbors. If your property is approaching the 40-year mark, engage an owner’s rep to ensure that everything is completed on time and within budget.

If you have questions about the recertification requirements in Florida or would like to schedule a consultation to discuss your property’s needs, get in touch with our team at Seacoast Consulting Group.