Florida Condo Recertification and Structural Restoration, The Complete 2025 Guide for HOA Boards in Miami-Dade and Broward

This guide is written for HOA and condo board members, property managers, and consulting engineers working across Miami, Miami Beach, Sunny Isles, Aventura, Fort Lauderdale, Hollywood, and Pompano Beach. It consolidates state rules, county programs, and practical construction steps into one place.

Internal help if you need it now, you can review GC Restoration’s service overview and portfolio on the GC Restoration homepage, and you can contact our team to request a walkthrough or proposal.

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What Changed in 2025 and What Boards Must Do Now

Florida created statewide Milestone inspections and SIRS requirements after Surfside. For most condo buildings three stories or higher, the first Milestone inspection is due at 30 years from the certificate of occupancy, then every 10 years. Coastal proximity can trigger earlier timing in some cases. See the statute that governs Milestone inspections, Florida Statute 553.899.

The Department of Business and Professional Regulation maintains a public resource center on Milestone inspections and SIRS. It includes timelines, forms, and a database rollout for associations reporting SIRS status. Review the DBPR’s condominium inspections hub.

If your property is in Miami-Dade or Broward, you also follow the county building safety programs that predate the state law. Miami-Dade’s program page and templates are here, Recertification, Miami-Dade County. Broward’s program information is here, Broward County Building Safety Inspection Program.

Quick actions for boards in Q3 and Q4 2025

Confirm your building’s height, year built, and occupancy to determine your Milestone due date. Reference F.S. 553.899.
Check your jurisdiction’s recertification page. Start with Miami-Dade Recertification or Broward program details.
Identify your association’s SIRS status and reserve funding plan. Use DBPR guidance at the inspections and SIRS hub.
Set a board meeting agenda focused on inspection scheduling, engineer selection, and budget staging. Use this internal primer for context, SB 4-D and the new era of condo management.

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Milestone Inspections, SIRS, and Local Recertification Basics

Plain language definitions

Milestone inspection. A two phase structural inspection performed by a licensed engineer or architect to assess substantial structural deterioration. The first inspection typically occurs at 30 years for most buildings three stories or higher, then every 10 years. Source, F.S. 553.899 text.
SIRS. The Structural Integrity Reserve Study is a budgeting study that looks at critical components such as roof, structure, waterproofing, and similar elements to ensure reserves are funded. See DBPR’s SIRS overview.
Local recertification. Miami-Dade and Broward run building safety inspection programs alongside state law. Start with Miami-Dade’s program page and Broward’s BORA resources.

What triggers your timeline

Year built and number of stories.
Distance from the coast can shorten the first due date.
Local notice from your city or county building official. The City of Miami outlines its process here, Get a Building Recertification.

Board checklist to stay compliant

Appoint a board point person, then request proposals from licensed structural engineers.
Schedule Phase 1 promptly so you have time for Phase 2 and repairs if required.
Start SIRS in parallel so funding decisions align with findings. Use the DBPR inspections hub as a reference.
Keep owners informed about scope, access needs, and likely budget ranges.
If you need contractor input early, line up a site walkthrough with a restoration specialist. You can request a proposal from GC Restoration.

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From Engineer Report to Scope, Permits, and Bids

Once you receive the engineer’s findings and recommended repairs, you will translate that report into permit ready scope and a bid package. In Miami-Dade and Broward, permitting steps vary by city.

Core steps

Translate the engineer’s narrative into a line item scope with quantities. Include drawings where applicable.
Map permit requirements by jurisdiction. For City of Miami projects, see the city’s process under recertification and unsafe structures.
Sequence work to minimize resident disruption, typically by stack, elevation, or garage level.
Prepare a bid package with a scope table, drawings, manufacturer requirements, warranty terms, safety plan, and a unit price schedule for contingencies.
Invite contractors with proven coastal condo experience. Ask for recent city permit numbers and building official contacts.
Hold a pre bid walkthrough, then collect questions and issue one consolidated addendum to keep bids comparable.

Bid evaluation tips

Compare production rates and crew sizes, not only unit prices.
Confirm the approach to access systems, swing stages, hoists, and garage closures.
Ask for a weather contingency plan for hurricane season.
Verify they understand owner communication and resident safety protocols in occupied towers.

Helpful internal resource for boards, this short explainer on policy and budgeting, SB 4-D and the new era of condo management.

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Common Structural Conditions on Coastal Condos

Expect recurring issues driven by salt air, wind loads, and water intrusion. Your engineer’s report will name exact locations and severity. The list below gives you a plain language map of what to expect during restoration.

Typical findings and what they mean

Concrete spalling. Cracked or delaminated concrete as rebar corrodes and expands. Plan for chipping, rebar treatment, repair mortars, and protective coatings.
Balcony edge repairs. Nose spalls, deck cracks, and guardrail anchorage. Many balconies combine slab repair with a new traffic bearing waterproofing system.
Garage slabs and beams. Chloride contaminated decks, leaking joints, and underslab corrosion. Expect phased closures and traffic coatings after repairs.
Façade cracks and sealants. Joint failure around windows and doors, leading to wind driven rain.
Pool decks and planters. Waterproofing breaches that load structure with chronic moisture.
Roof systems near end of life. Evidence of trapped moisture and membrane fatigue.

Board checklist for a smoother project

Group similar repairs to reduce mobilizations and change orders.
Specify protective coatings and waterproofing for every repair zone, not only structural patching.
Require mock ups for balcony coatings and façade finishes so you lock aesthetics early.
Coordinate resident notices for balcony and garage access, trash rooms, delivery routes, and noise windows.
Keep an updated phasing map in the lobby and elevator cabs.

If you want a contractor perspective on sequencing and finish expectations, review recent projects and services on the GC Restoration homepage.

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Waterproofing and Roofing Choices That Last on The Coast

Waterproofing and roofing decisions determine how long your structural repairs stay sound. Plan these systems together with your engineer so details do not fight each other at transitions.

Garage and plaza deck waterproofing

Traffic bearing polyurethane or methyl methacrylate systems are common for drive lanes and parking decks.
Look for chloride resistance, crack bridging, and slip resistance ratings suitable for garages.
Require thorough surface prep, shot blasting or grinding, and moisture testing before application.
Tie deck edges into façade sealants and vertical coatings to prevent water behind the system.

Balcony and façade protection

Install balcony traffic coatings with proper slope to drains or drip edges.
Replace aged sealants at windows, doors, and joints when you repair concrete.
Specify breathable façade coatings designed for coastal exposure.

Roofing for high rises on the coast

Coordinate roofing replacement timelines with SIRS life cycle budgets.
Require wind uplift design that meets your city’s adopted code and exposure category, then verify during submittals.
Plan staging, crane picks, and resident access during tear off, especially in tight beachfront sites.

For a local permitting view, start with your city pages, for example the City of Miami’s guidance on building recertification. For county level context on recertification programs that interact with your repairs, review Miami-Dade’s recertification hub and Broward’s program page.

When you are ready to scope waterproofing or roofing alongside structural work, you can reach out to request a proposal or share this guide with your engineer to align on details.

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Budgeting and Assessments in The HB 913 Era, Funding Options, and Phased Work

Boards are balancing safety, schedules, and owner affordability. The 2025 updates in HB 913 give associations tools to manage reserves and reporting while keeping core safety rules in place. For meeting packets and minutes, cite the House final bill analysis when summarizing what changed.

Practical budgeting steps

Map must do repairs from the engineer’s report into near term, mid term, and cosmetic line items.
Build a cash flow with three columns, reserves, assessments, and external financing. If your board chooses to use a loan or line of credit for eligible SIRS items, document the member approval and reference the HB 913 summary.
Align SIRS useful life assumptions with quantities and phasing. When scope or pricing changes materially, update the reserve study and follow the DBPR SIRS guidance.

Mini checklist

Confirm whether your SIRS requires an update this cycle.
Decide whether reserves, a member approved loan, or a mix will fund critical items. Note approvals in minutes and attach the final bill analysis.
Stage assessments to match phased work so owners pay as progress occurs.
Keep a hurricane season contingency for weather days in Q3 and Q4.

If you want contractor input while you budget, start a walkthrough request on the contact page so we can align scope and phasing with your engineer.

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Vendor Selection, RFP, and A Simple Scorecard

Use the engineer’s narrative and drawings to build a like for like bid package. Keep evaluation criteria clear and comparable.

RFP contents

Scope table with quantities, drawings, and detail sheets.
Material requirements, manufacturer specs, warranty terms, and submittal list.
Access plan, swing stages, and garage closures.
Phasing map and owner communication plan.
Unit price schedule for unknowns.

Scorecard categories

Experience with county and city recertification work. Ask for recent permit numbers and references. Use the City of Miami recertification page to align submittal expectations.
Technical approach for demolition, rebar treatment, repair mortars, coatings, and testing.
Production rates and crew sizing per elevation or deck level.
Resident coordination, notices, and after hours contacts.
Price, allowances, time related overhead, and weather contingency.

Where a contractor’s help fits best

Early collaboration on access systems, balcony and garage sequencing, and waterproofing transitions reduces change orders. For a quick view of capabilities, scan the GC Restoration service overview.

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Project Timeline, Phasing by Occupancy and Hurricane Season

A realistic schedule sets expectations for owners and building officials.

Typical sequence

Preconstruction and permits, finalize scope with your engineer, set phasing, and submit to your jurisdiction. City specific steps are outlined on the City of Miami website.
Access and demo, install swing stages or scaffolds, add protection and signage.
Structural repairs by elevation or stack, then protective coatings and sealants.
Garage repairs and traffic coatings with staged closures.
Balcony coatings and rail work with resident access coordination.
Roofing work with crane picks planned inside approved hours.
Closeout and re inspection. The Florida Building Code’s Chapter 18 explains milestone re inspection and forms, see the minimum requirements for mandatory milestone inspections and the FBC’s general considerations and guidelines.

Phasing tips

Group elevations that share access to reduce mobilizations.
Avoid peak hurricane months for open exposures when possible.
Pad weather days in Q3 and Q4.
Publish a weekly look ahead and post it in lobbies and elevators.

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Compliance Checklists by City, Quick Links for Boards

Miami-Dade County program

Confirm if your building is on a notice list, download current templates, and coordinate structural and electrical reports as work proceeds. Start at the Miami-Dade recertification program.

City of Miami

Align submittals, inspection windows, and closeout letters with the city process described under Get a Building Recertification.

City of Miami Beach

Review timelines, posting requirements, and renewal intervals on Miami Beach’s building recertification page.

Fort Lauderdale

Broward jurisdictions follow BORA policy. Use the Fort Lauderdale Building Safety Inspection Program to coordinate forms and report content with your engineer.

Broward County program and BORA

Policy and contacts are on the Broward County Building Safety Inspection Program. Cross check with your city portal for local requirements.

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When you are ready to align scope, permits, and phasing, share your engineer’s report through the contact form. For a high level primer on policy and budgeting, see the internal explainer on SB 4 D and the new era of condo management.

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FAQ

When is our Milestone inspection due?
Most buildings three stories or more trigger at 30 years from certificate of occupancy, then every 10 years. Coastal proximity and local notices can change timing. Confirm against Florida Statute 553.899 and your city program page.
What did HB 913 change for 2025 budgeting?
The law adds flexibility for funding SIRS items and clarifies several budgeting and reporting rules. Use the Florida Senate page for HB 913 and the final House analysis when drafting board policies.
Do we still need a SIRS if repairs are underway?
Yes. You can time updates with construction, but you must keep reporting and funding aligned with DBPR SIRS guidance.
Who performs Phase 1 and Phase 2?
A Florida licensed engineer or architect leads both phases and provides closeout documentation. County and city program notes are linked above, including Miami-Dade’s recertification program.
How should we phase occupied building work?
Plan by stack or elevation, control access routes, and communicate weekly. Hold weather contingency days in Q3 and Q4.
What is a realistic bid count?
Invite three to five qualified contractors and issue one consolidated Q and A addendum so bids remain comparable.‍
What is the fastest way to get started?
Schedule the Milestone, begin SIRS planning, and translate findings into a permit ready scope. If you need coordination support, use the contact page.