40-Year Recertification & Reports

Many members have communicated to us that buyers and residents want to know which buildings have undergone the 40-year recertification process, and subsequent 10-year recertifications. There is not a centralized database for this information and I would like to clarify that only Miami-Dade and Broward Counties have this recertification requirement right now. The process is managed by local governments. The Miami-Dade Property Appraiser's office has put a quick reference list together to assist. Click here to access.

Miami-Dade County Building Audit Update from Mayor Levine Cava

In light of the collapse, the Department of Regulatory and Economic Resources (RER) began an audit of multifamily high-rise buildings in the Unincorporated Municipal Service Area (UMSA) and urged municipalities to do their own aggressive review within their jurisdictions.

The purpose of the audit was to ensure that pending recertification cases are meeting compliance milestones and that repair actions are being taken in accordance with the recommendations of the professional providing the recertification report. Where warranted, inspections were conducted.

Of the 318 multi-family residential buildings in RER's jurisdiction up for recertification, 17 are buildings four stories and higher and were inspected. None of the 17 structures in this review required the issuance of immediate orders by the Building Official.

The Department has approximately 469 enforcement cases for multi-family residential currently in the Unsafe Structures process, and after further review, 24 cases were identified as buildings that are four stories and higher and were inspected.

Within this group already under-enforcement, inspectors found concerns with two balconies’ exterior first-story steel columns at Royal Oaks Condominiums at 441 NE 195 St and 443 NE 195 St. These columns support three additional stories of exterior patios, and in an abundance of caution, the Building Official exercised the emergency action provisions under the Miami-Dade County Code of Ordinances Section 8-5(f) by placing placards in the exterior patios of the units in question, marking them as unsafe. Residents were instructed not to step out into their patios until further structural investigations are conducted by an engineer. The condominium association shored up these sections of the building and is working on a permanent repair.

At this point, the initial scope of the Mayor’s directive has concluded. Inspections have been completed, and no other serious structural issues were found at the 41 buildings that were inspected.

Staff will continue to review all pending cases to ensure property owners are taking the appropriate steps to correct the identified deficiencies and are in the appropriate stage of compliance. If a property is found to not be taking the necessary corrective steps, it may be subject to more immediate orders from the Building Official.

Note that the recertification process is specifically for multi-family residences and that the following types of residences do not go through the 40-year recertification process and are not part of this review: single-family homes, duplexes, and buildings with 10 occupant load or less and 2,000 square feet or less.

Danielle Blake
Chief of Public Policy
MIAMI Association of REALTORS®