Miami Condo Recertification Tracker

Last updated: August 2026. This tracker shows the 40-year / milestone recertification status of every Miami-area condo building I track, pulled building by building from municipal records. Nobody else publishes this in one place. If you own a unit in one of these buildings - especially if you live out of state and are not at the board meetings - this is the single fact most likely to affect your condo's value and its sale timeline.

How recertification works in Miami-Dade

Two clocks run at the same time. Miami-Dade County requires buildings to be recertified at 40 years of age and every 10 years after that. Florida's milestone inspection law (FS 553.899) requires a structural milestone inspection for condo and co-op buildings three stories or taller at 30 years, and allows local building officials to require it as early as 25 years for buildings close to saltwater. Whichever clock strikes first governs. After the Surfside collapse, lenders and buyers ask about this before they ask about the view.

What the statuses mean

Certified - the building passed its recertification; the detail column shows when the next one is due. Certification pending - a recertification is open with the city and in progress. Overdue - the city's records show a recertification past its deadline; the detail column shows when it expired. Not yet required - the building has not reached its first trigger age yet.

If a building is not listed: I could not verify its status from public records, so it is left off rather than guessed. Sunny Isles Beach, Aventura and Surfside publish no public status database at all - for those cities only buildings that are clearly below the first trigger age are shown. Status for any unlisted building: ask the building department, or ask me and I will pull it.

Where this data comes from

Miami Beach: city permit records. City of Miami: the city's open data portal. Sunny Isles Beach, Aventura, Surfside: no public status source exists, so status is derived only from building age against the statutory triggers. Coconut Grove, Bal Harbour, Coral Gables and North Bay Village are being added next. Statuses change as cities process filings - I re-verify quarterly.