In accordance with Miami-Dade County Code, Section 8-11 (f), all buildings, except single-family residences, duplexes and minor structures** which are forty (40) years or older must be recertified by the Building Official when the structure becomes 40 years old and then every 10 years after the first Recertification.
The Owner or Owner’s representative must hire a Registered Architect and/or a Professional Engineer to perform electrical and structural inspections for the building and submit a completed report of the inspection performed to the SIB Building Department for approval.
(**Minor Buildings are defined as any occupancy group having an occupant load of 10 or less, with a gross area of 2,000 square feet or less.)
40-Year Recertification Process
When a building becomes 40 years old, the SIB Building Department sends out a “Notice of Required Inspection” to the Property Owner or Owner’s representative. The property owner has 90 days from the receipt of the notification to complete the required inspection and submit complete written reports to the Building Official. This inspection/report must be prepared by a Professional Engineer or an Architect registered in the State of Florida, certifying that each such building or structure is structurally and electrically safe, or has been made structurally and electrically safe for the specified use for continued occupancy in conformity with the minimum inspection procedural guidelines as issued by the Miami-Dade County Board of Rules and Appeals. Building Re-certification reports shall bear the impressed seal and signature of the certifying Engineer and or Architect.
What to Submit
Applicants must submit the following:
- Structural inspection report according to the Minimum Inspection Guidelines for Building Safety as required by the Miami-Dade County Board of Rules and Appeals (signed & sealed, 2 copies)
- Electrical inspection report according to the Minimum Inspection Guidelines for Building Safety as required by the Miami-Dade County Board of Rules and Appeals (signed & sealed, 2 copies)
- All forms sealed/stamped by a Florida registered Architect or Engineer
- All forms with original signature
- Architect/engineer is required to check the correct box for either “Repairs Required” or “No Repairs Required”
- Check made out to the SIB for the amount specified in your notice
If Repairs are Required
If repairs or modifications are necessary following the building recertification inspection, the Owner shall have a total of 150 days from the date of the Notice of Required Inspection to complete indicated repairs or modifications in compliance with all applicable Sections of the Florida Building Code. The Owner of the property must hire a State of Florida Licensed Contractor and obtain permits from the Building Department prior to performing any repairs or modifications. Once all permits receive an approved final inspection from the electrical and/or structural inspectors, the Professional Engineer and/or the Registered Architect of record must submit a signed and sealed report stating that all repairs have been completed and the building is structurally and electrically safe for continued use.
What if I no longer own the property?
We will verify through the Miami-Dade County Property Appraiser’s Office that there is a new owner and make changes in our database. If the MDCPA still shows you as the property owner, you will need to contact their office directly to have it changed.
What if the building is not 40 years old?
If you believe the building is not 40 years old, please contact us and we will research the property further with the Miami-Dade County Property Appraiser’s office to verify the age.
I did a complete interior renovation of my property, am I exempt?
No. If the work was recently completed, the architect should be able to recertify the building on the required forms. The required recertification process will not be waived unless the ENTIRE building was demolished.
Does the building have to be brought up to today’s Code?
No. The report submitted verifies that what is existing is safe. However, if repairs are required, they may be required to meet the current code.
Am I required to install emergency lights and fire alarms?
This is determined by the Miami-Dade County Fire Department and not the City of Sunny Isles Beach. You can contact the Fire Department at 786.331.5000.
Proposed State & County Changes to the Recertification Process
The tragedy at Champlain Towers South has caused policy-makers to take a closer look at the policies, procedures, protocols, systems, and practices of everyone involved in ensuring our buildings are designed and constructed in a safe manner and that they are properly maintained so that they may remain safe and habitable. A final report from the State Attorney’s Office was published in December 2021 with several proposed changes to the current procedures, including the recertification process. The State and County government are now reviewing these recommendations for implementation. The complete report is available at: miamisao.com/our-work/signature-programs/grand-jury/grand-jury-reports/
The City will provide updates and additional information as it becomes available. Condo mangers, board members, and residents are encouraged to sign up for the City’s email blasts to stay informed.