40 Year Recertification steps, requirements, and applications for all cities in Miami Dade County

Here at G. Batista Engineering and Construction, we specialize in 40 year recertifications, otherwise known as 40 year inspections. If you are reading this BLOG, it’s likely you received a notice and own or manage a property within Miami Dade County. Rest assured, this page will provide you with everything you need about 40 year recertifications steps and requirements regardless of the city in Miami your property is located. 

What is the 40 year recertification in Miami? 

Miami Dade County enforces 40 year recertifications for buildings that have been in existence for at least 40 years. According to the Miami-Dade County Department of Regulatory and Economic Resources,

“Under Section 8-11(f) of the Miami-Dade County Code, the owner of a building which has been in existence for forty (40) years or longer is required to have the building inspected for the purpose of determining the general structural condition of the building and the general condition of its electrical systems. In accordance with Section 8-11(f), you must submit a written Recertification Report to the Building Official, prepared by a Florida registered professional engineer or architect*, certifying each building or structure is structurally and electrically safe for the specified use for continued occupancy. Each page of the electrical and structural report must be signed and sealed by the engineer or architect. In addition, if there is more than one building on the property, please submit a site plan or copy of a survey showing the location of each building. The building which is the subject of the 40-Year Recertification report must be clearly identified on the site plan or survey submitted.”

Here is a sample letter that Miami Dade issues properties when they turn 40 years of age or every 10 years thereafter.

Here is a list of the cities in Miami we cover in this 40 year Recertification Guide

Which properties are exempt from the 40 year recertification process in Miami? 

The following types of properties are not required to comply with the 40-year recertification process: buildings with 10 occupant loads or less and 2,000 square feet or less, duplexes, and of course, single-family homes. 

Want to know about previous 40 year recertification cases for a new property you own or manage? 

Miami Dade has launched their 40 year recertification portal which allows you to search previous recertification cases dating back from May 1996 to the present. This applies to properties within the Department of Regulatory and Economic Resources’ jurisdiction, which covers Miami Dade County. Searches can be performed by various options such as: folio, property address, property owner name, and case number. You can also see all cases by clicking on “View all cases.”

Need a 40 year recertification in Miami? Just Ask G. Batista! 30+ years experienced engineer. (954) 434-2053

Is your building overdue in getting a 40 year recertification in Miami? 

If you missed the deadlines to get a 40 year recertification, you cannot apply or submit any documents online. You must go to  the Unsafe Structures department, within the Building Department at Miami Dade County:

444 SW 2nd Ave, 4th Floor, Miami 33130 View Map

You should also contact your local city to see if any additional requirements are needed on their side. (see the directory below for each city in Miami with their respective department that handles 40 year recertifications)

Need more time for a 40 year recertification in Miami? 

You can request an extension, however, it must be received prior to the recertification due date. There would be a $500 fee if approved. To request an extension, send an email to unsafestructure@miamigov.com and include your property address. You should hear back within four weeks. Also, you should check with your city to see if there are any additional requirements from them. 

Considering Repairs Prior To An Inspection?

Before doing any repairs, you must follow the proper permitting procedures by visiting Miami’s permitting page which may be under construction depending on when you visit this page. If that’s the case call (305) 416-1177 or email unsafestructures@miamigov.com the city for instructions. 

Getting a 40 year recertification inspection in Miami

The 40 year recertification must be done by a licensed engineer. Here are some sample inspection forms provided by Miami Dade County as examples. These forms outline the minimum requirement checkpoints that should be included in the 40 year recertification report.  

Once the inspection is completed, a report will be issued by the engineer and will include a cover letter signed, sealed, and dates with their recommended repairs if applicable.

Need a 40 year recertification in Miami? Just Ask G. Batista! 30+ years experienced engineer. (954) 434-2053

Submitting your 40 year recertification report

Miami Dade county recently launched its electronic portal where the inspection can be submitted online. Before you do this, read this entire section. They have very specific requirements and naming conventions so your report doesn’t get delayed during the review process. Here are some steps to help you throughout this process. 

The report must be in a PDF format and it should be saved using the City of Miami Standard Naming Conventions, which are stated below: 

40-S: Structural Report

40-E: Electrical report, which includes the illumination letter, the word “meet” or “not meet” must be checked. If 40-C is for the cover letter.  If the electrical report is done by another professional, add another PDF and name it as 40-CE for the electrical cover letter.

40-C: Cover Letter

40-CE: If the professional is an electrical engineer, this is for the separate cover letter. 

40-PHO (photos)

Create An Account in iBuild

Miami Dade has created a portal where you can submit your 40 year recertification reports which is the same portal to submit permit applications or repair applications. You will need to create an account and you should use the same email throughout the entire process. 

Step 1: Register

Step 2: Start the Application process

  • Go to Start application — Select Building Permit Application
  • Enter your address and confirm owner/address
  • Select Architect/Engineer
  • If your building is due for recertification (you will have received a letter about this), you will see an option for “Apply for 40/50 Recertification”. If your building is not due, this option will not show.  NOTE: If you’re building is OVERDUE for recertification (years built 1982/1983/1984), you cannot do this process online. 
  • The system will ask if you want to upload documents, select “YES”. Finish the remaining steps. NOTE: Make sure to use the email of the person who is going to upload the reports/documents throughout the process application. This is who will receive the link for uploading documents – no one else will receive this link. 
  • Download the invoice and pay the upfront fee (if applicable) in iBuild – payments. NOTE: Your BD number is the same as your process number. 

Download the invoice and pay the upfront fee (if applicable) in iBuild – payments. NOTE: Your BD number is the same as your process number. 

Submit Documents

Once these steps are followed you will receive an email from ePlan/ProjectDox instructing you to log in. Your account will be connected with the previous application you submitted. Here are the steps to submit your recertification report. 

  • Select “Manage Your Plan Review”
  • Select the project number/plan number
  • There are two folders, select the “documents” 
  • Click “Applicant Upload Task” or “Applicant resubmit Task” or “Corrections”
  • Follow the instruction – upload required documents (the package/report from your engineer or architect). Be sure this is properly named.
  • Complete the task – Submit to City of Miami

Please check with your local city using the directory below, before submitting anything online. You should make sure that they are on board with this electronic process and if additional requirements are needed.

Need a 40 year recertification in Miami? Just Ask G. Batista! 30+ years experienced engineer. (954) 434-2053

Here is a list of Miami cities with contact info for 40 year recertification requirements.

Miami
City of Miami
Phone:
(305) 416-1177
Email:
unsafestructures@miamigov.com
Location:
Miami Riverside Center
444 SW 2nd Ave, 4th Floor –
Miami – 33130
Office Hours:
8AM-12 PM, 1:30 PM – 3:30 PM

Hialeah

City of Hialeah Development Services
Phone:
305-883-5825
Email:
buildingdepartment@hialeahfl.gov
Location:
501 Palm Avenue
2nd Floor
Hialeah, FL 33010
Office Hours:
Monday – Friday
7:30 – 11:30 a.m.
12:30 – 3:15 p.m.

Homestead

City Of Homestead
Phone:
305-224-4400
Email:

Location:
City Of Homestead
100 Civic Court
Homestead, FL 33030
Office Hours:

North Miami

The City of North Miami
Phone:
305-893-6511
Email:

Location:
776 NE 125 Street
North Miami, FL 33161
Office Hours:

North Miami Beach

City of North Miami Beach
Phone:
305-947-7581
Email:

Location:
City of North Miami Beach
17011 NE 19th Avenue
N Miami Beach, FL 33162
Office Hours:

Cutler Bay

Town of Cutler Bay
Phone:
(305) 234‑4262
Email:
info@cutlerbay-fl.gov
Location:
Town of Cutler Bay
10720 Caribbean Boulevard, Suite 105
Cutler Bay, FL 33189
Office Hours:

Aventura

Community Development Department
Phone:
305-466-8940
Email:
code@cityofaventura.com
Location:
Government Center
19200 West Country Club Drive
Aventura, Florida 33180
Office Hours:
Monday – Friday
8:30 a.m. – 5:00 p.m.

Key Biscayne

Phone:

Email:

Location:
Village of Key Biscayne
88 West McIntyre Street
Key Biscayne, FL 33149
Office Hours:

South Miami

Building Department
City of South Miami City Hall
Phone:
305-663-6355
Email:
afigueroa@southmiamifl.gov
Location:
Sylva Martin Building
6130 Sunset Drive
South Miami, FL 33143
Office Hours:
Open 8:00 am to 3:00 pm
Monday through Friday

El Portal

Code Enforcement
Building Department
Phone:
305-795-7880
Email:
villagemanager@villageofelportal.org
Location:
Village Hall
500 NE 87th Street
El Portal, Florida 33138
Office Hours:
Monday, Tuesday, Thursday and Friday: 8:30 – 4:30 p.m.
Wednesday: 8:30 – 6:00 p.m.

Hialeah Gardens

The City’s Building Department
Phone:
(305) 558-4114
Email:

Location:
Hialeah Gardens, FL | 10001 NW 87 Avenue, Hialeah Gardens, FL 33016
Office Hours:
8:00 a.m. to 5:00 p.m., Monday through Friday.

Sunny Isles Beach

Building Department
Phone:
305.947.2150
Email:
info.building@sibfl.net
Location:
18070 Collins Avenue, 3rd Floor
Sunny Isles Beach, FL 33160
Office Hours:
Monday – Friday: 7:30 am – 3:30 pm

North Bay Village

NBV Building Audit Process
Phone:
305-576-7171
Email:
actionteam@nbvillage.com
Location:
1666 John F Kennedy Causeway 3rd Floor
North Bay Village, FL 33141
Office Hours:

West Miami

City of West Miam
Phone:
(305) 266-1122
Email:

Location:
901 SW 62 Avenue West Miami, FL 33144
Office Hours:

Miami Gardens

City of Miami Gardens
Building Services Division
Phone:
305-622-8027 (office)
Location
Building Services Division
18605 NW 27th Ave
Miami Gardens, Florida 33056
Office Hours:
7:00am – 7:00pm
Days: Monday – Thursday

Miami Beach

Building Department – North Beach Office
Phone:
305.673.7704
Email:
Building40yr@MiamiBeachfl.gov
Location:
962 Normandy Drive, Miami Beach, FL 33141
Office Hours:

Coral Gables

Coral Gables City Hall
Phone:
305-460-5245
Email:
DevelopmentServices@coralgables.com
Location:
405 Biltmore Way
Coral Gables, FL 33134
Office Hours:
Monday and Friday 7:30am-12:00pm Tuesday/Wednesday/
Thursday -7:30am-3:30pm

Doral

Building Department
Phone:
305-593-6725
Email:
building@cityofdoral.com
Location:
Government Center
8401 NW 53rd Terrace
Doral, FL 33166
Office Hours:
8:00a.m. – 5:00p.m.

Sweetwater

Building and Zoning Department
Phone:
(305) 485-4526
Email:

Location:
Building and Zoning Department
1701 NW 112 Ave, Unit 102
Sweetwater, FL 33172
Office Hours:
MONDAY-FRIDAY
8.00 AM-5.00 PM

Biscayne Park

Phone:

Email:

Location:
Village of Key Biscayne
88 West McIntyre Street
Key Biscayne, FL 33149
Office Hours:

Bal Harbour

Building Department
Phone:
(305) 865-7525
Email:

Location:
655-96TH STREET BAL HARBOUR, FLORIDA 33154
Office Hours:
Monday – Friday, 8:00 a.m. to 3:00 p.m.

Miami Lakes

Town Hall
Phone:
305.364.6100
305.558.6066
Email:
mesam@miamilakes-fl.gov
Location:
Town Hall • 6601 Main Street • Miami Lakes, FL 33014
Office Hours:

Palmetto Bay

Phone:
305-259-1234
Email:

Location:
Village Hall
9705 East Hibiscus Street
Palmetto Bay, FL 33157

Office Hours:

Miami Shores

Building Department
Phone:
305-795-2207
Email:

Location:
10050 Northeast 2nd Avenue
Miami Shores, Florida 33138 Florida 33138 USA

Office Hours:

Golden Beach

Town Hall
Phone:
(305)932-0744
Email:
mtalley@goldenbeach.us
Location:
1 Golden Beach Drive
Golden Beach, FL 33160
Office Hours:

Medley

Town of Medley Building Department
Phone:
305-887-6913
Email:
building@townofmedley.com
Location:
Town of Medley Building Department
7777 NW 72nd Ave
Medley, FL 33166
Office Hours:
Monday-Wednesday 7:00 am – 5:00 pm
Thursday 7:00 am – 4:30 pm
Fridays Closed

Pinecrest

Department of Building & Planning
Phone:
305.234.2121
Email:

Location:
12645 Pinecrest Parkway Pinecrest, Florida 33156
Office Hours:

Opa-locka

The Building and Licensing Department
Phone:
(305) 953-2868
Email:
eabia@opalockafl.gov
Location:
780 Fisherman St.
Opa-Locka, FL 33054
Office Hours:
Monday through Friday
8 am to 5 pm

Miami Gardens

City of Miami Gardens
Building Services Division
Phone:
305-622-8027 (office)
Location
Building Services Division
18605 NW 27th Ave
Miami Gardens, Florida 33056
Office Hours:
7:00am – 7:00pm
Days: Monday – Thursday

Miami Beach

Building Department – North Beach Office
Phone:
305.673.7704
Email:
Building40yr@MiamiBeachfl.gov
Location:
962 Normandy Drive, Miami Beach, FL 33141
Office Hours:

Coral Gables

Coral Gables City Hall
Phone:
305-460-5245
Email:
DevelopmentServices@coralgables.com
Location:
405 Biltmore Way
Coral Gables, FL 33134
Office Hours:
Monday and Friday 7:30am-12:00pm Tuesday/Wednesday/
Thursday -7:30am-3:30pm

Doral

Building Department
Phone:
305-593-6725
Email:
building@cityofdoral.com
Location:
Government Center
8401 NW 53rd Terrace
Doral, FL 33166
Office Hours:
8:00a.m. – 5:00p.m.

Sweetwater

Building and Zoning Department
Phone:
(305) 485-4526
Email:

Location:
Building and Zoning Department
1701 NW 112 Ave, Unit 102
Sweetwater, FL 33172
Office Hours:
MONDAY-FRIDAY
8.00 AM-5.00 PM

Biscayne Park

Phone:

Email:

Location:
Village of Key Biscayne
88 West McIntyre Street
Key Biscayne, FL 33149
Office Hours:

Bal Harbour

Building Department
Phone:
(305) 865-7525
Email:

Location:
655-96TH STREET BAL HARBOUR, FLORIDA 33154
Office Hours:
Monday – Friday, 8:00 a.m. to 3:00 p.m.

Miami Lakes

Town Hall
Phone:
305.364.6100
305.558.6066
Email:
mesam@miamilakes-fl.gov
Location:
Town Hall • 6601 Main Street • Miami Lakes, FL 33014
Office Hours:

Palmetto Bay

Phone:
305-259-1234
Email:

Location:
Village Hall
9705 East Hibiscus Street
Palmetto Bay, FL 33157

Office Hours:

Miami Shores

Building Department
Phone:
305-795-2207
Email:

Location:
10050 Northeast 2nd Avenue
Miami Shores, Florida 33138 Florida 33138 USA

Office Hours:

Golden Beach

Town Hall
Phone:
(305)932-0744
Email:
mtalley@goldenbeach.us
Location:
1 Golden Beach Drive
Golden Beach, FL 33160
Office Hours:

Medley

Town of Medley Building Department
Phone:
305-887-6913
Email:
building@townofmedley.com
Location:
Town of Medley Building Department
7777 NW 72nd Ave
Medley, FL 33166
Office Hours:
Monday-Wednesday 7:00 am – 5:00 pm
Thursday 7:00 am – 4:30 pm
Fridays Closed

Pinecrest

Department of Building & Planning
Phone:
305.234.2121
Email:

Location:
12645 Pinecrest Parkway Pinecrest, Florida 33156
Office Hours:

Opa-locka

The Building and Licensing Department
Phone:
(305) 953-2868
Email:
eabia@opalockafl.gov
Location:
780 Fisherman St.
Opa-Locka, FL 33054
Office Hours:
Monday through Friday
8 am to 5 pm

What you need to know about 40 year recertification!

Greg Batista explains what a 40 year certification is and why it is important.

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