Milestone Inspection Wizard

1

Do You Need a Milestone Inspection to Sell Your Condo?

Florida law requires sellers of condominium units to provide certain disclosures to buyers, including milestone inspection summaries.

Whether your building is subject to a milestone inspection depends on its age, location and height. You should always receive this information directly from your condominium association, property manager or local building department.

To assist with moving forward while you await an official response, MIAMI REALTORS® created this Milestone Inspection Wizard* to help you estimate whether an inspection is required. Based on your building’s characteristics, this tool can help in completing Section 9 of the Florida REALTORS® Condominium Rider.

Please Note: If the official response from association, property manager or building department differs from the Wizard's results, please inform your REALTOR® immediately so that the contract can be updated accordingly.

*This Milestone Inspection Wizard and its pages are meant to provide education and information on relevant topics facing the industry and are not a substitute for advice, legal or otherwise. This website contains links to other third-party websites. Such links are only for the convenience of the reader, user, or browser. MIAMI REALTORS® does not recommend or endorse the contents of third-party sites. For legal advice or representation, contact private counsel or call the Florida REALTORS® Legal Hotline (1-407-438-1409).

The information and materials on MIAMI REALTORS®’ website are provided for educational and informational purposes only and should not be construed as legal advice or as an offer to perform legal services on any subject matter. It contains general information and may not reflect current legal developments or information. Nothing is intended to create an attorney-client relationship and shall not be construed as legal advice. The information is not guaranteed to be correct, complete, current, or suitable. MIAMI REALTORS® makes no warranty, expressed or implied, about the accuracy or reliability of the information in this program or materials. Recipients of the information in this program or materials should not act or refrain from acting on the basis of any information without seeking appropriate legal advice on the particular facts and circumstances at issue from an attorney licensed in the recipient’s state. MIAMI REALTORS® expressly disclaims all liability with respect to actions taken or not taken by the recipient based on any or all of the information in this information and materials.
2
What Is a Milestone Inspection—and Why Does It Matter?

A milestone inspection is a structural safety inspection required for certain condominium buildings in Florida. It must be performed by a licensed architect or engineer and focuses on evaluating the building’s load-bearing systems, including key structural components like columns, beams, and foundations.

The purpose of the inspection is to help determine whether the building remains safe for continued occupancy and to identify any necessary structural repairs or maintenance—not to check for general code compliance.

These requirements were adopted in response to the tragic Surfside condominium collapse in 2021, where 98 lives were lost. Florida lawmakers created the milestone inspection process to protect residents by ensuring that older condominium buildings are regularly assessed for structural safety before issues become emergencies.

If your building is more than 25 years old, state and local laws may require a milestone inspection, also known as a building recertification. You’ll need to disclose the summary of that inspection to prospective buyers as part of the sales process.
3
Is the building where you live three (3) inhabitable stories or more?
YESNO
4
Where is the condominium property located? * This field is required.Please Select a County
Please Select
Please Select
Broward County
Miami-Dade County
5
When was the certificate of occupancy (CO) for the building issued?* This field is required.If you're unsure of the CO date, the “year built” from the Property Appraiser is a helpful estimate—but official requirements are based on the CO date.
Please Select
Please Select
30+ years old
25-29 years old
Less than 25 years old
Not sure
6
When was the certificate of occupancy (CO) for the building issued?* This field is required.If you're unsure of the CO date, the “year built” from the Property Appraiser is a helpful estimate—but official requirements are based on the CO date.
Please Select
Please Select
25+ years or older
Less than 25 years old
Not sure
7
Condo Buildings Less Than 25 Years Old

If your condominium building is less than 25 years old, a milestone inspection is not yet required under Sec. 553.899, F.S.

To confirm your building is not yet subject to these requirements, please provide the Certificate of Occupancy year to your REALTOR® so they can proceed with the necessary disclosures. You can receive this information from your local building department.
8
Condo Buildings Between 25–29 Years Old - Miami-Dade County

If your condominium building is between 25 and 29 years old, a milestone inspection may be required depending on two key factors:

The building’s height, and

Its proximity to the coastline.

Under Florida Statutes § 553.899(3)(b), local enforcement agencies may require milestone inspections as early as 25 years, especially for buildings located near salt water or in coastal high-risk areas.

In Miami-Dade County, buildings that are three stories or more and located within 3 miles of the coastline must undergo their first recertification at 25 years, per County Code Sec. 8-11(f).

To help determine whether your building falls within this coastal zone, view this map:
NOAA CUSP Map – 3-Mile Coastal Radius (PDF) (The 3-mile zone is shaded in blue.)

If your building is 3+ stories and located within the blue striped area on the map, you will need to request the inspection summary from your association and disclose it to potential buyers as part of your sale.
9
Condo Buildings Between 25 Years & Older - Broward County

If your condominium building is 25 years or older, a milestone inspection is most likely required in Broward county.

Under Florida Statutes § 553.899(3)(b), local enforcement agencies may require inspections for buildings as early as 25 years based on environmental conditions, such as proximity to salt air.

The Broward County Board of Rules and Appeals (BORA) requires:

Condo buildings to undergo a Building Safety Inspection at 25 years from the date of the Certificate of Occupancy (CO).

Inspectios must be repeated every 10 years thereafter.

You will need to request the inspection summary from your condo association and provide it to potential buyers as part of your required disclosure when selling your unit.
10
Condo Buildings 30 Years or Older - Miami-Dade County

If your condominium building is 30 years or older, a milestone inspection is required under:

Florida Statutes § 553.899, which mandates structural milestone inspections for buildings three stories or higher at 30 years of age; and

Miami-Dade County Code Sec. 8-11(f), which requires all condominium buildings, regardless of height, to undergo recertification at 30 years.

You will need to request the milestone inspection summary from your association and disclose it to potential buyers as part of your sale.
11
Local building departments can confirm the year that the Certificate of Occupancy (CO) was issued and can help determine whether a recertification (also known as a milestone inspection) is required for your condominium building.

Broward County

Broward County includes 31 incorporated municipalities, each with its own enforcement agency for building safety inspections.

Municipal Building Recertification Contact Information

Miami-Dade County

Miami-Dade County has 35 municipalities, and each has its own building department with jurisdiction over permits, inspections, and recertifications. For questions about specific requirements or procedures, please contact the appropriate municipal agency directly.

Municipal Building Department Contact Information
12
Do you live in a building with 150 units or more?
YESNO
13
If the condominium building has 150 units or more, milestone inspections must be posted electronically on the association’s password-protected website within 30 days of receipt. Upon written request, the association is required to provide unit owners with a username, password, and access to these records via its website or mobile app.

Sellers can also obtain all the milestone inspection (if applicable) directly from the association or property management company. Associations may charge a reasonable fee for printed copies, or sellers may bring a scannable device to make free copies on-site.
14
Condo unit owners in Miami-Dade County...

You may be able to quickly located their milestone inspection by clicking the link below and searching the county's Community Association Registry.

Miami-Dade Dept. of Regulatory & Economic Resources Community Association Registry

If you are able to locate this report on the registry, please provide it to your REALTOR®.
15
Thank you for using the Milestone Inspection Wizard.
Should be Empty: