Most people still call it the “40-year recertification,” but in South Florida the first inspection now usually comes at 25 or 30 years, then every 10 years after. LucNar Construction does not prepare or sign recertification reports. A Florida-licensed professional engineer or architect does that. We perform the repairs, permitting support and construction work that bring the building back into compliance.
Current timelines by county
| County | First inspection | Then | Program |
|---|---|---|---|
| Miami-Dade | 30 years; 25 years for certain coastal condo and co-op buildings 3+ stories within 3 miles of the coast | Every 10 years | Code Ch. 8, Sec. 8-11(f) |
| Broward | 25 years | Every 10 years | BORA Policy 05-05 |
| Palm Beach (unincorporated) | Condo and co-op buildings 3+ stories: 25 years within 3 miles of the coast, 30 years otherwise | Every 10 years | F.S. 553.899 milestone inspection |
Cities inside each county run their own building departments and notices. Confirm the exact cycle for your building with the building official who sent your notice.
What happens after the report
- Miami-Dade: reports are due within 90 days of the Notice of Required Recertification, with up to a 60-day extension on a signed and sealed request. Permits for required repairs must be obtained as part of recertification.
- Broward: the report is due within 90 days of the notice, and the owner has 180 days from the report date to complete repairs unless the building official sets another timeline.
- Palm Beach and state milestone inspections: repairs for substantial structural deterioration must begin within 365 days of the Phase Two report.
How LucNar fits in
- Review the engineer’s report and turn each deficiency into a priced line item.
- Coordinate repair details, shoring and permit drawings with the engineer of record.
- Pull permits, perform the repairs and schedule inspections.
- Provide photos and quantities so the engineer can re-inspect and issue the amended report.
LucNar Construction is a contractor. Recertification and milestone inspection reports must be prepared, signed and sealed by a Florida-licensed engineer or architect.