A milestone inspection is a Florida statewide structural safety inspection required for condominium and cooperative buildings three or more habitable stories tall, first due at 30 years from the certificate of occupancy and every 10 years after, under F.S. 553.899. A 40-year recertification is a separate local building-recertification program run by certain counties. They are not the same obligation.
For condo and co-op boards and property managers in South Florida. Educational only — confirm every deadline and obligation with your engineer and counsel before acting.
What is a milestone inspection?
A statewide requirement created after Surfside. Under F.S. 553.899 it applies to condo/co-op buildings three or more habitable stories, first due at 30 years from the certificate of occupancy, then every 10 years. Consult counsel on your building’s specific trigger date and phase requirements.
What is a 40-year recertification?
A local (county- or municipal-level) building-recertification program — not the statewide milestone statute. The specific age trigger, interval, and scope depend on the local ordinance governing your parcel. Confirm the governing ordinance and deadline with your engineer and Authority Having Jurisdiction (AHJ).
Do both apply to the same building?
They can. A single building can be subject to both programs, running on different clocks, at the same time. Treat them as two independent obligations until your engineer and counsel confirm how they interact for your specific property and jurisdiction.
| Attribute | Milestone Inspection | 40-Year Recertification |
|---|---|---|
| Type of obligation | Statewide statute (F.S. 553.899) | Local program (county/municipal) |
| Buildings covered | Condo/co-op, 3+ habitable stories | Set by local ordinance — confirm with AHJ |
| First due | 30 years from certificate of occupancy | Set by local ordinance — confirm with AHJ |
| Recurring interval | Every 10 years | Set by local ordinance — confirm with AHJ |
| Governing authority | F.S. 553.899 | Local ordinance — confirm with AHJ |
Milestone thresholds per Florida Statutes 553.899 (2025). Recertification cells are jurisdiction-specific; confirm the governing local ordinance with your engineer and AHJ before acting.
Frequently asked questions
Is the milestone inspection the same as the old 40-year recertification? No. The milestone inspection is a statewide requirement under F.S. 553.899 for condo/co-op buildings 3+ habitable stories, first due at 30 years from the CO. A 40-year recertification is a separate local program. Confirm both with counsel.
When is my building’s first milestone inspection due? At 30 years from the certificate of occupancy, then every 10 years. Your exact date depends on your CO — verify with your engineer and counsel.
If I complete a milestone inspection, am I done with the local recertification? Not necessarily — they are separate obligations that may run on different clocks. Confirm with your AHJ and counsel.
Request an Assessment
Academia Development is a single licensed entity that scopes, prices, permits, and executes condo and HOA recertification and restoration work in Miami-Dade, Broward, and Lee County. Tell us your building’s age, story count, and jurisdiction and we’ll map your milestone and recertification obligations into one clear plan. Licensed General Contractor CGC1528882 (verifiable at MyFloridaLicense.com). Contact us.
Common questions
Is a milestone inspection the same as the 40-year recertification?
No. The milestone inspection is a statewide requirement under F.S. 553.899 that applies to condominium and cooperative buildings three or more habitable stories tall. A 40-year recertification is a separate local building-recertification program run by certain counties. They are not the same obligation, and your association's counsel should confirm which ones apply to your building.
Which buildings need a Florida milestone inspection, and when is the first one due?
Under F.S. 553.899 the milestone inspection applies to condominium and cooperative buildings three or more habitable stories tall. The first one is due at 30 years from the certificate of occupancy, then every 10 years after that. Your exact date depends on your building's certificate of occupancy, so verify it with your engineer and counsel.
How do I find out my building's 40-year recertification deadline?
There is no single statewide answer, because it is a local program. The specific age trigger, interval, and scope depend on the local ordinance governing your parcel. Confirm the governing ordinance and your deadline with your engineer and your Authority Having Jurisdiction, and let your association's counsel decide what the ordinance requires of the board.
