Florida building safety · Miami-Dade & Broward
Every building's condition should be known.
Florida now requires milestone inspections for condominium and co-op buildings. We help boards, owners and managers get the inspection done, understand the report, and complete the repairs, before a deadline or a crack decides for them.
Hablamos español
Una empresa cercana a la comunidad latinoamericana.
En 40 Year Help, nuestros directores hablan español con fluidez. Le explicamos la inspección estructural, el informe del ingeniero y las reparaciones en su idioma, paso a paso.
Puede llenar el formulario en español: le respondemos en español.
What Florida requires
The milestone inspection, in plain terms.
Since 2022, Florida law requires condominium and cooperative buildings three stories or taller to have a milestone structural inspection. The dates are set by your local building department.
The first inspection
Due once the building reaches 30 years of age. Near salt water, your local building department may require it at 25 years.
Then again
After the first milestone inspection, the building is inspected again every 10 years.
Who inspects
A licensed engineer or architect performs the inspection. If they find substantial structural deterioration, a second, more detailed phase follows, and the repairs must be done.
Miami-Dade and Broward also run their own county recertification programs, the original "40-year" rule this site is named for. Deadlines differ by building and by county, so check with your local building department, or ask us and we will help you find out.
Free guide · Draft preview · English & Español
The Owner's Walk-Through: what to look for before your milestone inspection
A printable checklist built on the county's own inspection guidelines: what to check on balconies, garages and roofs, and the missing records that matter most. Seeing the iceberg saves no one. Changing course does.
Owner's Walk-Through guide
Why it matters
Urgency, not panic.
On June 24, 2021, part of Champlain Towers South in Surfside collapsed, and 98 people lost their lives. An engineer's report three years earlier had warned of major structural damage. Florida's milestone-inspection law followed in 2022.
Most buildings are sound. The point of the law, and of our work, is that nobody should have to guess. Knowing your building's condition is cheaper, safer and calmer than finding out late.
Find out where your building stands →
Local to South Florida
Serving Miami-Dade & Broward.
From the Art Deco blocks of Miami Beach to the towers along the bay and up the coast to Fort Lauderdale, South Florida's buildings live with the same salt air, storms and sun. That is the work we know.
Schematic, not to scale.
Signs to take seriously
What salt air and storms leave behind.
Concrete near the coast ages faster. Salt reaches the steel inside it, the steel rusts and swells, and the concrete cracks and breaks away. If you see any of these, have it looked at. Sooner costs less.
- Spalling: chunks or flakes of concrete breaking off balconies, columns or slab edges.
- Rust stains running from cracks, or exposed reinforcing steel.
- Cracks in columns, beams, balconies or parking-garage ceilings.
- Water where it should not be: ponding, leaks, damp walls after rain.
- Loose or leaning balcony railings, or soft spots underfoot.
- Storm damage that was patched but never assessed.
What we do
From the inspection to the last repair.
Inspection coordination
We arrange the milestone inspection with a licensed structural engineer, gather your building's records, and keep the deadline in view.
Structural repair
Concrete restoration, rebar treatment, balcony and column repair, post-tension repair: we fix what the inspection finds.
Waterproofing & envelope
Sealing, coatings and building-envelope work that keeps water and salt out of the structure.
Multistory renovation
Full rehabilitation of aging condominium, commercial and mixed-use buildings, brought up to current code.
Neighborhood infill
New, code-compliant construction on vacant or underused parcels.
County submittal
We help prepare and submit the paperwork, coordinate final inspections, and see the building back on record.
How it works
Five steps, one team to call.
Free assessment
We visit, review your records and give you a no-obligation picture of your timeline and likely scope.
Engineering report
A licensed structural engineer performs the milestone inspection and writes the report.
Repair plan
A clear plan with transparent pricing, phased timelines and minimal disruption to residents.
Construction
Our licensed crews carry out the repairs the report calls for.
On record
Final inspections and county paperwork, so your building's status is known and filed.
- Licensed & insured general contractor, CGC# CGC1511721
- Serving Miami-Dade & Broward Counties
- Inspection to repair, coordinated by one team
- Principals who speak fluent Spanish: se habla español
Free assessment
Tell us about your building.
No obligation. Tell us what you know, even if it is only the address and roughly when it was built, and we will help you work out where you stand.
Free Assessment
Call
(954) 295-8434Where we work
Miami-Dade & Broward Counties
We use your details only to answer your request. The milestone-inspection rules come from Florida Statute § 553.899; your local building department sets your building's dates.