Miami-Dade NOA Requirement

Miami-Dade County requires stucco systems on buildings in the High-Velocity Hurricane Zone to carry a Notice of Acceptance (NOA). Products without a valid Miami-Dade NOA cannot be used on permitted building envelope repairs. BAM specifies and installs only NOA-compliant stucco systems.

30/25-Year Thresholds (Not 40)

Coastal buildings (within 3 miles of coast) trigger milestone inspection at 25 years. Inland buildings at 30 years. Building envelope findings — including stucco delamination and lath failure — require a bonded GC permit to close out, not a recoat proposal from a painting contractor.

Three-Coat System Required

Florida Building Code specifies a three-coat stucco application (scratch, brown, finish) on CMU and frame construction in high-wind zones. A single-coat re-skin or elastomeric overcoat does not satisfy FBC requirements for permitted building envelope restoration.

150-Day Repair Deadline

Building envelope findings in a milestone inspection report must be remediated under permit within 150 days of the report date. Engage a bonded GC before the inspection report arrives — scheduling and permit lead time cannot be compressed after the clock starts.

Building Envelope Assessment

Visual inspection, sounding, and moisture probe testing of all exterior stucco elevations. Lath condition, bond failure mapping, crack pattern documentation, and window/door frame sealant evaluation. Photo-documented field report with preliminary scope and budget delivered within 48 hours of site visit.

Stucco Removal & Substrate Repair

Removal of delaminated or bond-failed stucco to the substrate. CMU substrate repair, lath replacement, corrosion treatment of exposed rebar, and moisture barrier installation before new stucco application. Structural CMU or concrete findings coordinated with BAM’s engineer of record.

Three-Coat Stucco System

FBC-compliant three-coat application: scratch coat to prepared substrate, brown coat to plane and thickness specification, and finish coat in specified texture. All products carry valid Miami-Dade NOA for use in the High-Velocity Hurricane Zone. Thickness and application verified at each coat before proceeding.

Crack Repair & Spot Restoration

Routing and sealing of structural cracks, V-cut and pack repair of pattern cracking, and feathering of repair edges to minimize texture transition. Appropriate for buildings where the stucco system is otherwise sound but exhibits localized bond failure or crack infiltration at control joints, windows, or penetrations.

Window & Door Frame Sealant

Removal of failed sealant at all window and door frames, sill pans, and penetrations. Back-rod installation and high-performance sealant application in Miami-Dade NOA-compliant products. Frame and frame-to-stucco interface is the primary water infiltration point on South Florida buildings — BAM includes this in every building envelope scope.

Permitted Closeout Package

BAM pulls all building permits for envelope restoration scope. Miami-Dade building inspection coordination managed by BAM’s project team. Where scope intersects SB 4-D milestone inspection findings, BAM’s licensed structural engineer provides the signed and sealed closeout letter required by Miami-Dade Building Department for recertification acceptance.

Do I need a permit for stucco repair on a condo building in Miami-Dade?

Yes, for any repair that involves removal and re-application of stucco on a building that required a permit for the original construction. Miami-Dade requires a permit for stucco work on multi-family and commercial buildings, and all products used in the High-Velocity Hurricane Zone must carry a valid Miami-Dade NOA. Surface crack filling and sealant-only work may fall below the permit threshold — confirm the specific scope with BAM during the assessment.

What is a Miami-Dade NOA and why does it matter for stucco?

A Notice of Acceptance (NOA) is Miami-Dade County’s product approval for building materials used in the High-Velocity Hurricane Zone. Stucco systems, sealants, lath, and moisture barriers used on permitted building envelope repairs in Miami-Dade must carry a valid NOA. Products without a current NOA cannot be specified or installed on permitted work — and a non-compliant product used on a permitted project can trigger rejection at the final inspection and require removal and re-application.

Can an elastomeric paint or coating close out a stucco finding on a milestone inspection?

No. A painting contractor applying elastomeric coating cannot pull a building envelope permit and does not deliver a permitted closeout package. If the milestone inspection engineer documents stucco delamination, lath failure, or building envelope deficiency, remediating that finding requires a licensed GC permit, compliant substrate repair, and an engineer-of-record letter at closeout. An elastomeric coat applied over a failed stucco system will be rejected as non-responsive to the finding.

How long does a stucco restoration take on a multi-story condo building?

For a typical mid-rise condo building (8–12 stories, 4 elevations), permitted stucco restoration typically runs 10–18 weeks from permit issuance through final inspection, depending on scope, access conditions, and weather windows. Full permit issuance in Miami-Dade adds 2–4 weeks to that timeline from application submission. BAM provides a phased schedule before mobilization — not an estimate revised week by week during construction.

Does BAM handle both the stucco and the underlying structural repair if the inspection finds both?

Yes. BAM self-performs both the structural concrete and masonry substrate repair and the stucco re-application as a single bonded GC scope under one permit and one contract. Buildings with stucco failures frequently have underlying CMU deterioration or rebar corrosion at lintel locations. Splitting those scopes across two contractors creates coordination gaps, permit conflicts, and inspection sequencing problems. BAM eliminates that by performing both under one contract with one engineer of record.