Licensed Florida GC
Bonded & Insured
Structural Engineers On Staff
Licensed & Florida-Registered
SB 4-D Compliant
30/25-Year Thresholds
Engineer-Stamped Closeout
County-Compliant Package
Miami-Dade • Broward
48-Hour Assessment
Florida SB 4-D — 2022
The Law Changed in 2022. Most Contractors Haven’t.
Florida Senate Bill 4-D (2022), passed after the Champlain Towers South collapse in Surfside, replaced the old 40-year recertification requirement with a new milestone inspection framework. The 40-year rule is no longer operative for buildings constructed after the applicable date.
Coastal buildings within 3 miles of the coastline now trigger at 25 years. Inland buildings trigger at 30 years. Every building constructed from 1993 to 2001 (inland) or 1998 to 2001 (coastal) is currently hitting or approaching its first milestone threshold.
The inspection scope includes structural components: load-bearing walls, columns, beams, slabs, balconies, catwalks, and exterior appurtenances. HOA boards have 90 days to file the inspection report and 150 days to complete permitted structural repairs.
Coastal: 25-Year Threshold
Buildings within 3 miles of the coastline built 1998 or later: mandatory structural inspection at 25 years. Covers nearly every waterfront and near-waterfront condo in Miami Beach, Sunny Isles, Surfside, Bal Harbour, and Hallandale Beach.
Inland: 30-Year Threshold
Inland buildings built 1993 or later: mandatory structural inspection at 30 years. Buildings built in the 1990s across Brickell, Edgewater, Aventura, and Coral Gables are now entering this window.
90-Day Inspection Report Deadline
From the county notice date, HOA boards have 90 days to submit the Phase 1 inspection report. Engaging a GC in parallel — not after — ensures scope and permit timeline are known before the deadline arrives.
150-Day Repair Deadline
Structural repairs identified in Phase 2 must be completed under permit and closed out with engineer-stamped documentation within 150 days. Non-compliance can result in county fines and, in hazard cases, occupancy restrictions.
Full-Scope
Recertification GC
What BAM Delivers on
Every Recertification
BAM is not a waterproofing contractor. BAM is a licensed, bonded general contractor with structural engineers on staff delivering the full scope — structural, envelope, and electrical — under one
contract and one closeout package.
Structural Assessment Coordination
BAM coordinates with the Phase 1 and Phase 2 inspection engineers. Scope and budget developed from inspection findings before the board vote — not after the 150-day clock is already running.
Structural Concrete Repair
Spalling repair, rebar treatment and encapsulation, slab-edge reconstruction, and column and beam repair. Self-performed by BAM’s structural concrete crew to ICRI standards with engineer-stamped repair drawings.
Balcony and Catwalk Restoration
Balcony slab restoration, traffic coating, and
railing anchorage repair. Balconies are the most common structural finding at milestone inspection. BAM addresses the structural scope — not just the visible surface.
Building Envelope and Waterproofing
Exterior waterproofing, caulking, and sealant replacement as part of the full recertification scope — applied after structural repairs are complete, not instead of them.
Electrical Inspection Coordination
Miami-Dade recertification scope typically requires electrical inspection coordination in addition to structural. BAM manages electrical subcontractor coordination, scheduling, and permit tracking as part of the GC contract.
Engineer-Stamped Closeout Package
BAM’s licensed structural engineer signs and
seals the recertification closeout documentation. Permit drawings, inspection records, engineer certification letter, and final submittal delivered to Miami-Dade Building Department in county-accepted format.
Reserve Fund Planning
Recertification Repair Costs in
Miami-Dade
The ranges below reflect permitted, engineer-stamped scope pricing from BAM’s recertification projects across Miami-Dade and Broward. Non-permitted patch work does not satisfy Miami-Dade recertification requirements regardless of
material or application.
| Scope Type | Cost Range | Notes |
|---|---|---|
| Surface concrete repair (minor spalling) | $8–$20/SF | No rebar exposure; access-dependent |
| Structural concrete repair with rebar treatment |
$20–$40/SF | Delamination removal, rebar treatment, patch |
| Slab-edge and soffit reconstruction | $40–$65/SF | Formed concrete or precast; engineer-stamped |
| Balcony restoration (structural + waterproofing) |
$25–$55/SF | Combines structural repair + traffic coating |
| Full-building recertification (20-30 units) | $80K–$200K | Moderate deterioration; includes permits + engineer |
| Full-building recertification (30-50 units) | $200K–$500K | Coastal / deferred maintenance; full structural scope |
Has Your Building Hit Its Milestone
Threshold?
BAM’s structural team is on site within 48 hours. Scope, schedule, and budget
delivered before your board vote — with phased options structured for reserve fund planning.
Why the GC License Matters
Restoration Contractor vs. Bonded GC: What
Miami-Dade Recertification Actually Requires
| Requirement | Restoration Contractor | BAM (Bonded GC) |
|---|---|---|
| Can pull structural repair permit | No | Yes |
| Licensed structural engineer on staff |
No | Yes |
| Engineer-stamped closeout documentation | No | Yes |
| Surety bond (structural scope) | No | Yes |
| Coordinates electrical inspection | No | Yes |
| Miami-Dade recertification closeout accepted | No | Yes |
Associations that hire specialty restoration contractors for recertification structural scope face a predictable outcome: the county rejects the closeout package, retroactive permits are required, and the repair cost doubles when the work is redone correctly under permit. BAM delivers the complete scope under one bonded GC contract with one engineer of record and one closeout package that Miami-Dade accepts.
Notice to Closeout
How BAM Manages Recertification for HOA Boards
48-Hour Structural Assessment
BAM’s structural team on site within 48 hours of contact. Condition assessment of all structural components in the recertification scope. Preliminary scope and budget delivered before we leave.
Board-Ready Scope Package
Full line-item scope, phased schedule, and budget formatted for board presentation and reserve
fund review. Phasing options across 2-3 funding cycles for associations where one-time capital outlay is not feasible.
Engineer Coordination and Permit Submission
BAM’s structural engineer prepares repair drawings. BAM pulls all permits under the GC license.
Miami-Dade structural permits run 4-8 weeks to approval. Permit timeline is factored into the schedule at scope stage.
Phased Construction
BAM’s self-performed structural concrete crew executes repairs floor by floor or wing by wing
to maintain building occupancy. Resident communication schedule provided to the board before mobilization.
Engineer-Stamped Closeout
BAM’s engineer signs and seals the recertification closeout package. Permit drawings, county
inspection records, engineer certification letter, and final submittal delivered to Miami-Dade Building Department. County file closed.
Frequently Asked Questions
Did Miami-Dade change
from 40-year to 30-year recertification?
Yes. Florida SB 4-D (2022) replaced the prior 40-year rule with new milestone thresholds: 25 years for coastal buildings within 3 miles of the coastline (built 1998+) and 30 years for inland buildings
(built 1993+). The 40-year rule is no longer operative for these buildings. Inspections are required every 10 years thereafter.
What happens if we miss
the 90-day or 150-day deadline?
Miami-Dade can issue fines for late inspection report submission. If Phase 2 identifies a structural hazard and repairs are not initiated, the county may impose occupancy restrictions on affected units or common areas. Engaging a GC before the 90-day window closes gives the board the timeline information needed to avoid these outcomes.
Can a waterproofing contractor close out our recertification notice?
No. Structural repair scope —
including spalling repair with rebar treatment, slab-edge reconstruction, and railing anchor replacement — requires a structural permit and engineer-stamped closeout documentation. Only a licensed general contractor can pull a structural permit in Miami-Dade. A waterproofing contractor’s completion certificate does not satisfy the county’s recertification closeout requirement.
How long does recertification scope take to complete?
A 20-30 unit building with moderate
deterioration typically runs 8-14 weeks from construction mobilization to closeout. The Miami-Dade permit process adds 4-8 weeks before mobilization. Total timeline from BAM engagement to county closeout: 12-22 weeks for moderate scope.
Can BAM phase the scope across multiple budget cycles?
Yes. BAM structures phased recertification programs for associations where full-scope capital outlay in a single reserve cycle is not feasible. Phase 1 addresses structural findings with permit risk. Phase 2 addresses envelope and cosmetic scope in the following cycle. County-compliant phasing documentation is included when scope extends beyond the 150-day
window.
Recertification Contractor
Miami
One Bonded GC. One Engineer.
One Closeout Package That Closes the File.
BAM Construction is a licensed, bonded Florida GC with structural engineers on staff serving HOA boards and condo associations across Miami-Dade, Broward, and Palm Beach County.
Request a Recertification Scope Assessment
941.204.3306
• Licensed Florida GC • Bonded & Insured • Miami-Dade & Broward