While this hurricane season was a relatively quiet one for Miami-Dade County, we once again saw the impact of devastating storms and flooding in other parts of the world. In this issue of Cornerstone, we will dive into how floods have affected communities for many centuries. History has taught us that the choices we make are critical to mitigating the negative impacts of flooding. It tells us an age-old story of what, where, and how to build.
Building for a safe community means adopting and enforcing resilient building codes to protect people, property, and our economy. Proactivity is key when the waters rise. Research has found that for every dollar spent protecting structures from hurricane, wind, and flood damage, we save an average of $105 due to prevention of property loss and business disruption.
Our County has gained significant returns on our investment through strong building codes, licensing of local contractors and construction products that mitigate damage. We will continue to take a future-ready approach in regulating our built environment and navigating disasters to keep us all safe.
NIBS 2025 Moving Forward Report: Retrofitting for Resilience is a Shared, High-Return Investment
A new report from the National Institute of Building Sciences Consultative Council urges a united approach to protect communities from escalating threat of environmental hazards.
The NIBS Consultative Council, which includes representatives of architects, engineers, contractors and standards-developing bodies, serves as a non-partisan forum to address key challenges facing the built environment. Its annual Moving Forward Report aims to identify emerging issues and develop solutions to guide the industry and government.
The Escalating Cost of Natural Hazards
The report discusses the devastating financial and human losses across the U.S. caused by extreme weather events. The cumulative financial toll of weather-related hazards from 1980 to January 2025 has approached $3 trillion, a figure that only accounts for 403 events that each caused $1 billion or more in damages. The frequency and severity of these events are increasing; NOAA recorded an average of 23 billion-dollar hazards per year between 2020 and 2024, a sharp rise from the annual average of nine events between 1980 and 2024.
In 2024 alone, 27 separate billion-dollar hazards struck the U.S., including devastating hurricanes like Helene ($79.6 billion in damages) and Milton ($34.3 billion), wildfires, floods and 17 severe storm events. The report notes that these hazards have a profound impact on human life, homes, infrastructure and essential community lifelines.
The Compelling Business Case for Resilience
Despite the challenges, the report emphasizes that resilience is an achievable and economically sound goal. Citing the 2019 NIBS “Mitigation Saves” study, the report shows that every $1 invested in resilience measures can save up to $13 in future losses, with a national average of $4 to $11.
Research from the U.S. Chamber of Commerce and Allstate found that for every $1 invested in hazard preparedness, $6 is saved in damage costs and another $7 is saved in community economic recovery costs, for a total savings of $13. Adopting up-to-date building codes provides one of the most effective forms of mitigation, saving $11 for every $1 invested. These modern codes have vastly improved hazard resilience while adding only about one percent to construction costs compared to1990 standards.
A 2023 study found that modern building codes reduced the expected spike in post-hurricane mortgage delinquency rates by approximately 50 percent. For commercial properties, the financial case is even more striking, as researchers found that for every $1 spent to protect structures from hurricane, wind and flood damage, a building owner’s exposure to property loss and business disruption fell by an average of $105.
A Call for Shared Responsibility and Incentives
A key point of the report is that the benefits of resilience extend far beyond the individual property owner. Stakeholders, including insurance companies, the mortgage industry, businesses and government agencies, all gain from mitigated damage and faster recovery. Therefore, the report advocates for a shared-cost model to overcome the financial hurdles that prevent many owners from undertaking retrofits.
To date, the insurance industry is the primary private sector entity providing incentives through premium discounts or by ensuring coverage availability for resilient homes. However, the NIBS Council argues that all beneficiaries should contribute to incentivizing these critical investments.
For the building safety community, the message is clear: championing the adoption and enforcement of modern, resilient building codes is a foundational and cost-effective strategy for protecting lives, property and local economies from the inevitable disasters to come.
CONSTRUCTION TRADES QUALIFYING BOARD DIVISION A (CTQB-A):
Jan. 28, at 9 a.m.
Feb. 25, at 9 a.m.
Mar. 18, at 9 a.m.
CONSTRUCTION TRADES QUALIFYING BOARD DIVISION B (CTQB-B):
Jan. 6, at 10 a.m.
Feb. 3, at 10 a.m.
Mar. 3, at 10 a.m.
UNSAFE STRUCTURES BOARD (USSB):
Jan. 14, at 1 p.m.
Feb. 11, at 1 p.m.
Mar. 11, at 1 p.m.
Meetings are held at the Stephen P. Clark Government Center, 111 NW 1st Street, 18th Floor, 18-3, Miami, Florida, 33128.
Rising Waters Then and Now
Floods have occurred since ancient times; thus, early societies developed multifaceted technologies to cope with excess water and many of them are still used today. Some methods of flood control include planting vegetation to improve water retention, terracing hillsides to slow downhill runoff, and construction of floodways (artificial channels to divert flood waters), levees, dykes, dams and retention ponds.
Floods occur when there is a sudden increase or even slow increase in the volume of water in a river or stream bed as the result of several possible factors: heavy or very long precipitation, melting snowpack, strong winds over the water, unusually hi tides, tsunamis, or the failure of dams, gages, detention basins, or other structures that hold back water.
Although disastrous, flooding can also bring benefits, such as making soils fertile and providing nutrients: hence periodic flooding was essential to the development of ancient communities. The rulers of that time recognized the importance of proper water management and implemented various systems and techniques to ensure an adequate water supply for crops. One of the most notable examples of water management was the construction of tanks, reservoirs, and canals.
Today, at the urban level, many “green” practices can be implemented without heavy modification of the existing urban environment. The equivalent measurements for flood control in urban areas are incorporated as part of Leadership in Energy and Environmental Design (LEED)/Low Impact Development (LID) practices, like green roofs/rooftop gardens which absorb rainwater and help mitigate flooding. These provide benefits to both building owners and communities. Rainwater infiltration and attenuation systems at the street level can also provide under-ground storage/infiltration for aquifer recharge and water reuse. Permeable pavements, sidewalks, and gardens can contribute to the concept of sustainable drainage replacing impermeable urban surfaces with permeable materials.
Creating a “sponge city” is a concept that has become very popular over recent years. A “sponge city” is defined as a city that can hold, clean, and naturally drain water through an ecological approach. Rather than quickly conveying rainwater away from a site, a sponge city retains those waters within its boundaries for later local use, including local irrigation (e.g., gardens and urban farms), depleted aquifer recharge, or even processing for reuse as drinking water.
Floods are phenomena that have occurred throughout the world, without distinguishing between developed and developing countries. Decision-making at all levels (local, national, and international) will play a key role in mitigating/reducing the impacts of urbanization and protecting communities from the risk of flooding.
Private Providers Registration Portal Now Available
The Board and Code Administration Division, through its Code Coordination Section, registers Private Provider Firms, Private Providers and Duly Authorized Representatives who apply to participate in the alternative plans review and inspection process under their specific discipline. To facilitate the application review process, a new Private Provider Registration Portal is now available.
The new registration process centralizes the registration of authorized representatives and firms in a seamless digital platform, provides a searchable database with advance search features and offers linkable data file for use by municipal permitting programs County-wide.
Start utilizing all the benefits of the new Private Provider digital platform by registering online.
Upcoming Building Officials Meeting Dates
The Miami-Dade Building Officials meetings were established with the intent of promoting uniformity in the enforcement of the Building Code throughout all incorporated and unincorporated areas of Miami-Dade County. These meetings are conducted each month by Board and Code Administration Division staff with the 35 municipal Building Officials and their representatives and serve as a forum for maintaining open communication between the County and the various municipal building departments. Staff presents topics of interest, with a format that allows for open discussion of relative building code issues.
Meetings are hosted by RER Board and Code Administration Division, Stephen P. Clark Center, 111 N.W. 1 Street, 12th Floor, Miami, Florida 33128.
Imagine if upgrading the size of windows in buildings enhancing natural light could help employees focus better. Or if adding greenery to a hospital could help patients recover. Ever stepped into a room and felt instantly at ease without knowing why? This instinctual reaction is at the heart of neuroarchitecture, an exciting field where neuroscience meets architectural design to craft spaces that positively affect mood, health, and productivity.
Architect Alyssa Anselmo, from Edmonton, Canada posted a video to Instagram; it showed her addressing viewers while showing contrasting images—one a typical dim corporate office, the other a bright, inviting workspace. The video post sparked interest in how to alter the environment to enhance mental performance and mood. Anselmo's video led to comments pouring in from people reflecting on their own office spaces, homes and schools, and how those settings shape their mental state. One viewer who lives in Korea commented, “When I go to see the doctor in America, I feel like I'm in a cold clinic and ready to die, but in many doctors' offices in Korea, I feel like I'm at a spa.”
Anselmo touched on a field of growing relevance: neuroarchitecture, which is the study of how the built environment influences the human brain, behavior and emotions. Rooted in neuroscience and psychology, it explores how elements like light, space, acoustics, color and greenery can affect stress levels, cognitive function, mood and well-being. For Anselmo, it is far more than just a design philosophy—and while it may sound complex, the ethos is simple: inject natural light, characterful design and greenery into spaces for a more rejuvenating experience in them.
Dr. Emma Seppälä, a psychologist and researcher affiliated with Stanford University and Yale School of Management, also emphasized the importance of the environment on emotional health. "Natural elements like sunlight, greenery and birdsong have measurable effects on brain chemistry and emotional well-being. Even brief exposures to nature can help to restore focus and reduce anxiety."
Seppälä, whose research is focused on how our surroundings can impact on mental performance, stated “Exposure to nature—even if just for a short walk or a moment spent outdoors—can significantly improve mood, lower stress and enhance cognitive performance."
Moreover, architecture can be much more than just the physical construction of buildings; it can be linked to human behavior, emotions and this very thought process of the brain.
The Florida Building Commission’s Technical Advisory Committees (TACs) met in October to review and consider 182 code changes that received public comments as part of Phase 2 of the 9th Edition (2026) FBC Code Development Process. The TACs evaluated the comments to determine if their original recommended action on the code change warranted further action. The TACs’ recommendations on the code changes are to be heard by the Florida Building Commission at their December 2025 meeting, where individual code changes can be pulled from the consent agenda for individual consideration. Ultimately, the approved code changes at this meeting will be incorporated into the code and comprise the 9th Edition FBC (2026), which will become available to the public by June 2026 and implemented Dec. 31, 2026.
What is a Smart Home Design?
Smart home technology is becoming a standard in modern home design. A smart home uses internet-connected devices—like thermostats, lights, and security systems—that can be monitored and controlled remotely through a central app or hub.
The concept dates back decades, but smart home adoption accelerated with innovations like smart TVs in 2007 and the Nest Learning Thermostat in 2011. Although these smart devices were only released in the early 2000s, home automation and the concept of a “smart home” was initiated decades ago. Though never commercially sold, the first home automation device was invented by James Sutherland at Westinghouse Electric in 1966. The term “smart house” was coined by The American Association of Home Builders in 1984 to promote the idea of technology in home design. Today, smart homes offer convenience, efficiency, and peace of mind.
Benefits of Smart Home Technology:
Safety & Security: Monitor doors, cameras, and alarms remotely.
Peace of Mind: Check in on seniors or pets from anywhere.
Energy Efficiency: Smart thermostats and lighting reduce waste.
Cost Savings: Automated systems like irrigation use only what’s needed.
Challenges to Consider:
Internet Dependence: Devices may not work during outages.
Complexity: Some users may find setup or use frustrating.
Compatibility Issues: Not all devices work together seamlessly.
Privacy Concerns: Data collection and security risks exist.
Whether building new or upgrading an existing home, smart technology can enhance comfort and efficiency. Just be sure to research what works best for your needs and lifestyle.
Building Officials Corner
House Bill 913—Milestone Inspection
During the 2025 legislature, HB 913 was approved by the Governor to take effect on July 1, 2025. Part of the legislation requires local Building Officials to report certain aspects of the Milestone Inspections conducted within their jurisdiction. The State’s Milestone Inspection Program ensures that aging condominium and cooperative buildings are safe for continued use. This program is similar to the Building Recertification building code provision that has existed in Miami-Dade County since the late 1970’s.
The local Building Official must report this information on those buildings currently covered by the Milestone Inspections (Phase I and Phase II) found in 553.899(3)(a) F.S., which currently includes condominiums and cooperatives with more than three stories by Dec. 31, 2025.
Milestone Inspection Reporting for Miami-Dade County
In Miami-Dade County a Phase I Milestone Inspection is Miami-Dade County’s Building Recertification Report that does not require any structural repairs (electrical inspection review or repairs are not part the State’s Milestone Inspection program and reporting). A Phase II Milestone Inspection is where the Miami-Dade Building Recertification would require structural repairs for obtaining the recertification of the building.
A report of the results of the Milestone Inspections for 2024 was due by Oct. 1, 2025, to the State Milestone Inspection program. Subsequent reports for this program are due to the State each Dec. 31 thereafter from each municipality/County. Specifically, the local Building Official is required to submit the information via the Department of Business & Professional Regulation (DBPR) portal in accordance with provisions of HB 913.
Cornerstone Staff
Jaime D. Gascon, P.E.
Director, Board and Code Administration Division
Kathy Charles
Board Administrator
Marielys Blanco
Editor
Stay informed
Discover what's new
Learn the latest on building codes, contractor licensing updates and much more...
