Licensed Florida GC
Bonded & Insured
Engineers On Staff
Licensed Structural
SB 4-D Compliant
30 / 25-Year Thresholds
Engineer-Stamped
County Closeout Package
Miami-Dade • Broward
48-Hour Assessment
Florida SB 4-D — 2022
The Recertification Threshold Changed.
Most Contractor Pages Haven’t.
Following the Champlain Towers South collapse in Surfside, Florida enacted Senate Bill 4-D in May 2022 — replacing Miami-Dade’s existing 40-year
recertification rule with a statewide milestone inspection program carrying stricter thresholds and mandatory deadlines.
| Building Type | Initial Inspection Threshold | Subsequent Cycle |
|---|---|---|
| 3+ stories, within 3 miles of coast | 25 years | Every 10 years |
| 3+ stories, inland (>3 miles from coast) | 30 years | Every 10 years |
| Under 3 stories | No milestone inspection | N/A |
If your contractor or engineer is still referencing a “40-year recertification,” they are citing a law that no longer applies. The 30/25-year
thresholds are active now — and so are the county enforcement mechanisms for non-compliant buildings.
Miami-Dade Building Department
Two Deadlines. One Notice. No Extensions Without a Bonded GC on Contract.
Day 0
County Notice
You Receive the Milestone Inspection Notice
Miami-Dade Building Department issues formal notice to the HOA or property owner. The clock starts immediately. Begin GC selection in parallel with engineering — do not wait for the inspection report before engaging your
contractor.
Day 90
Report Deadline
Structural and Electrical Inspection Reports Submitted to County
A licensed engineer or architect must complete both the structural and electrical inspections and submit written reports to Miami-Dade Building Department within 90 days of the notice date. If inspections reveal no required repairs, a compliance certification is submitted.
Day 150
Repair Deadline
All Repairs Completed, Permitted, and Closed Out
Required structural and electrical repairs must be completed under a bonded
GC contract, with permits pulled and finaled, and an engineer-stamped closeout package submitted to Miami-Dade. For large scopes, a documented phased plan
with a bonded GC on contract can satisfy compliance intent.
Non-Compliance
Miami-Dade Can Post an Unsafe Structure Notice
Non-compliant buildings are subject to county enforcement: unsafe structure posting, potential evacuation order, lender notification, and insurance review. An unsafe structure posting on a condo building triggers immediate unit owner liability concerns and title complications.
Under One GC Contract
Everything Miami-Dade Requires at Recertification
A compliant milestone inspection requires both structural and electrical scope. BAM coordinates all of it under one contract — one permit, one engineer of record, one closeout package.
Structural Concrete Restoration
Spalling repair, rebar encapsulation, delamination removal, and concrete restoration on columns, beams, soffits, and slabs. Self-performed by BAM structural crews under engineer oversight.
Balcony and Catwalk Repair
Balcony slab restoration, waterproofing membrane replacement, and railing anchorage repair. Phased by floor or unit cluster to minimize resident disruption during construction.
Waterproofing and Traffic Coating
Traffic coating on balconies and parking decks. Sealant replacement at facade penetrations, expansion joints, and window perimeters. Waterproof membrane restoration on rooftop and podium deck assemblies.
Electrical Inspection Coordination
Licensed electrical contractor coordinated under BAM’s GC contract. Panel inspection, common area wiring, fire alarm review, and electrical certification submitted to county as part of BAM’s unified closeout package.
Permit Management
BAM pulls all structural and trade permits under the GC license. Inspection scheduling, permit tracking, and final inspection coordination managed by BAM’s project team — not delegated to the HOA or property manager.
Engineer-Stamped Closeout Package
Licensed structural engineer signs and seals the recertification documentation package. BAM submits directly to Miami-Dade Building Department and tracks through county approval — delivering the final certification
letter your association needs on file.
Received a County Notice? BAM Can Assess and Scope Within 48 Hours.
Board-ready scope, schedule, and budget before your 90-day inspection deadline. Phased plan options for large scopes that extend past the 150-day
repair window.
Notice to Closeout
How BAM Delivers Recertification for HOA Boards
48-Hour Structural Assessment
BAM’s structural team on site within 48 hours of contact. Visual inspection, probe testing, and preliminary scope documentation. Photo evidence and field notes provided to the HOA before leaving the site.
Board-Ready Scope and Budget
Detailed scope, phased schedule, and line-item budget framed for board presentation and reserve fund review. Phased options included for scopes requiring more than the 150-day repair window, with county-compliant phasing documentation.
Permit Submission and Engineering
BAM pulls all permits, coordinates the licensed engineer of record, and manages structural and electrical permit submissions to Miami-Dade. No construction begins before permits are issued.
Coordinated Construction
Structural concrete, balcony restoration, waterproofing, and electrical work sequenced under one project management team. Resident communication schedule and phase timeline provided to the HOA board before mobilization.
Engineer-Stamped County Closeout
BAM’s licensed structural engineer signs and seals the recertification documentation package. BAM submits to Miami-Dade Building Department and tracks through county acceptance. Final certification letter provided to the HOA for association records, reserve fund audit, and lender file.
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