What is an HOA board's responsibility under Florida SB 4-D Milestone Inspections?

The board must (1) commission the Phase 1 Milestone Inspection by a licensed engineer or architect at the 30-year threshold (25 years if within 3 miles of the coast), (2) provide the report to owners within 30 days, (3) contract a licensed general contractor for any deficiencies identified in a Phase 2 inspection, and (4) fund a Structural Integrity Reserve Study on the ten major building systems. Board members face personal liability for failing to act on the report.

How should an HOA fund recertification repairs?

Most HOAs fund recertification through a combination of the reserve fund (if adequately funded — many are not), a special assessment on unit owners, an association loan, or milestone billing tied to permit inspections. BAM offers milestone billing as standard on HOA contracts so the association bills owners incrementally instead of upfront. A structural integrity reserve study identifies the funding gap and gives the board an actuarial basis for the assessment.

Which repairs are common area versus unit owner responsibility?

Under Florida condominium law, structural elements including load-bearing walls, columns, slabs, balcony structural components, and building envelope waterproofing are common area — the association pays. Finishes inside the unit (paint, flooring, cabinets, fixtures) are unit owner responsibility. Balcony surfaces are typically common area for the structural slab and coating but unit owner for railings and screens — the governing documents control the exact line.

What insurance implications does the Milestone Inspection have for a condominium?

Failing to complete recertification repairs by the deadline triggers property insurance non-renewal at most Florida carriers, and can void directors and officers coverage for the board. Completing the recertification with a licensed GC and receiving a certificate of occupancy restoration re-establishes insurability and typically results in a rate reduction on the following renewal.

How does BAM handle communication with unit owners during an HOA project?

BAM provides: (1) a pre-construction owner briefing in the community room with visuals of the scope, (2) written weekly progress updates emailed to the property manager for distribution, (3) 48-hour notice for any work affecting balcony access or elevator lockout, (4) a single on-site superintendent phone number owners can call, and (5) a bilingual English/Spanish notice option for buildings with mixed language preferences.

HOA Recertification Contractor Miami | BAM Construction

HOA Recertification Contractor in Miami-Dade & Broward

Engineer-Stamped Structural Assessments for 30-Year & 40-Year Compliance

BAM Construction is a licensed Florida general contractor with bonded capacity and documented structural restoration performance across HVHZ jurisdictions. We deliver engineer-led HOA recertification assessments, phased repair planning, and permit-ready documentation required by Miami-Dade and Broward County building departments.

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Miami-Dade & Broward Recertification Requirements Are Mandatory — Not Optional

Buildings approaching the 30-year (Miami-Dade coastal: 25-year) and 40-year recertification thresholds are required to complete structural and electrical inspections with engineer-stamped documentation submitted to the local building department.

Failure to comply results in enforcement action, repair mandates, fines, and potential occupancy restrictions until compliance is achieved.

Miami-Dade County

30-year recertification requirement with accelerated timelines for coastal structures under HVHZ enforcement.

Broward County

40-year structural and electrical recertification with mandatory engineer inspection and certified reporting.

HVHZ Compliance Zone

Impact-rated assemblies, NOA-approved materials, and engineered structural verification required for approval.

What BAM Delivers to HOA Boards

Engineer-Stamped Structural Assessment

Detailed concrete condition evaluation including spalling, delamination, rebar corrosion, balcony integrity, and parking structure assessment.

Phased Repair Scope Plan

Board-ready repair sequencing designed to minimize reserve fund impact and resident disruption while meeting compliance deadlines.

Permit-Ready Documentation Package

All findings formatted for submission to Miami-Dade or Broward building departments with engineer certification and compliance alignment.

Full Structural Restoration Execution

Self-performed concrete and masonry restoration under a single bonded GC structure with controlled liability chain.

Why HOA Boards Select BAM Construction

BAM Construction operates as a bonded Florida general contractor with direct federal performance history under Department of Defense structural restoration scope. Our team self-performs concrete restoration, masonry, and structural envelope systems while maintaining full permit control and engineer-led documentation workflows.

This eliminates fragmented subcontractor liability, reduces inspection failure cycles, and ensures recertification compliance packages meet municipal and legal review standards.

Recertification Process

1. Structural Assessment

On-site inspection with documented photographic evidence, core sampling (if required), and engineer evaluation.

2. Engineering Report

Certified report outlining deficiencies, risk classification, and required remediation scope.

3. Board Presentation

Scope and budget presentation structured for HOA board approval and reserve fund planning.

4. Permitted Execution

Phased construction under active permit control with inspection coordination and compliance tracking.

Request a Recertification Structural Assessment

Submit your building details. A BAM structural team member will review your property and respond within one business day with an assessment scope framework.

Do Not Wait for County Enforcement Notice

HOA recertification is not optional compliance — it is a structural safety mandate enforced by Miami-Dade and Broward County authorities. Early assessment reduces reserve fund exposure, avoids emergency repairs, and prevents occupancy disruption.

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