From the very beginning of my administration, housing has been one of our greatest challenges and opportunities. I declared a housing affordability crisis in 2022, and since then, Miami-Dade County has made significant progress in delivering new affordable housing across the community. We have completed 9,000 affordable and workforce housing units, with another 12,000 units in the pipeline. Through the PROSPER initiative, we hope to add an additional 5,000 units by leveraging county owned property.
During the first few months of this year, planned mixed-income, mixed-use residential communities have been redeveloped in key urban infill sites. Residents can live, work and play within walking distance of neighborhood amenities and work/commercial areas with the addition of these projects. Many communities are being designed with advanced green building features to promote sustainability, resilience and long-term cost savings for homeowners, while keeping Miami-Dade affordable as we grow our housing supply. Many are also located near mass transit hubs, providing convenient access to public transportation.
The RER Board and Code Administration Division supports the construction of such projects to meet strong building codes that include quality construction products, thus safeguarding residents. This issue of Cornerstone includes information on national construction trends in housing, a review of recent code related legislation, as well as an update on the current Building Code 9th Edition adoption.
Moving forward, we will remain focused on keeping Miami-Dade affordable by growing our housing supply and continuing to work together to build a safe and thriving community.
Daniella Levine Cava
Rising Wave of Office-to-Residential Conversion Sweeps Across the U.S.
While many cities are experiencing a housing shortage and affordability crisis, a potential solution trending in construction is to convert empty office buildings into apartments. The COVID-19 pandemic altered many aspects of daily life, including where people work. This created a shift from office space to remote work, a move that produced a surplus in office vacancies across the United States.
Since these buildings already exist, repurposing the structure, rather than building from scratch, results in a time and cost savings. Building owners can save money, extend the lifespan of existing buildings and curb urban sprawl. In addition, the conversion of vacant buildings is being considered to help commercial real estate lenders hedge against the risk of major losses. Some states offer a tax credit, which along with federal tax credits, can be utilized to convert old offices into residential buildings.
However, office-to-housing conversions face many challenges. Office buildings and apartment buildings differ fundamentally in their design. Some issues in these conversions include lack of access to natural light and air, lack of windows that open, no balconies, and many only have two large bathrooms per floor. Office buildings with large floor plates and immovable load bearing walls may need significant structural intervention to bring natural light to the core of the structure. Also notable, office-to-apartment conversions require zoning variance approvals.
Nevertheless, with the help of creative architects and skilled engineers, many developers have successfully converted office buildings into apartments. Throughout the country, the demand for housing is far outpacing supply. Simultaneously, office-vacancy rates are on the rise. Although some limitations to the feasibility of office conversion projects exist, property owners that tap into available incentives and plan sensibly may have the potential to add much-needed inventory.
Building Officials Corner
Florida Building Code 2026 Update - Supplemental-Rule Development Workshop
As part of the ongoing development of the 9th Edition (2026) Florida Building Code, the Florida Building Commission’s Technical Advisory Committees (TACs) convened during a Rule Development Workshop to review and evaluate twenty-six glitch/errata comments that were submitted. Eighteen of these comments were determined to meet the criteria for classification as glitch/errata following technical review and deliberation. These items were subsequently ratified by the Florida Building Commission on March 13, 2026.
Targeted enhancements to water infiltration testing requirements for exterior doors, as well as the development of a new High-Velocity Hurricane Zone (HVHZ) test protocol for passive flood-resistant glazed systems are of particular significance within the ratified items. These updates are intended to improve performance verification and resilience in flood and wind prone regions, aligning with Florida’s continued emphasis on building envelope integrity and hazard mitigation. The 9th Edition (2026) FBC remains on schedule for adoption in June 2026, with a statewide implementation date of December 31, 2026.
On the Calendar
BOARD OF RULES AND APPEALS:
July 16 at 1 p.m.
Aug. Recess
Sept.17 at 1 p.m.
CONSTRUCTION TRADES QUALIFYING BOARD DIVISION A (CTQB-A):
July 29 at 9 a.m.
Aug. Recess
Sept. 23 at 9 a.m.
CONSTRUCTION TRADES QUALIFYING BOARD DIVISION B (CTQB-B):
July 7 at 10 a.m.
Aug. Recess
Sept. 1 at 10 a.m.
UNSAFE STRUCTURES BOARD (USSB):
July 15 at 1 p.m.
Aug. Recess
Sept. 16 at 1 p.m.
Meetings are held at the Stephen P. Clark Government Center, 111 NW 1st Street, 18th Floor, Conference Room 18-3, Miami, Florida, 33128.
National Hurricane Center Releases New Forecast Cone for 2026 Season
The 2026 Atlantic hurricane season begins June 1 and runs through November 30.
The National Hurricane Center (NHC) is implementing a new operational hurricane forecast track cone map for the 2026 Hurricane Season, which will now include tropical storm, as well as hurricane, watches and warnings for inland areas. The additional information follows last year’s successful experimental phase, which demonstrated the improved forecast cone enabled inland communities to better understand and prepare for tropical cyclone winds.
What to know about the new cone graphic:
Incorporates all land-based (coastal and inland) tropical storm and hurricane watches and warnings in effect for the continental United States, Hawaii, Puerto Rico, and the U.S. Virgin Islands
Uses single shading for the entire five-day outlook cone
A legend depicts symbols for areas where a hurricane watch and tropical storm warning are both in effect (represented by diagonal pink and blue lines)
Full and intermediate Tropical Cyclone Advisories are/will be publicly available on hurricanes.gov.
Additionally, the NHC will be experimenting with a new tropical cyclone track forecast cone. Traditionally, this cone has shown where a tropical cyclone's center is forecast to go, based on past calculations. However, the new cone will incorporate the use of ellipses, instead of traditional circles, anchored at each NHC forecast point, allowing the cone to depict a range of possibilities for both speed and direction of its forecast path. Read more about this season's forecasting from the NHC here.
2026 Legislative Bits and Pieces
A central bill, HB 927, establishes a statewide framework requiring larger counties and municipalities to implement development preapplication consulting services programs by January 1, 2027. These programs are designed to streamline the permitting process by ensuring applications are complete and compliant before formal submission. A key structural change is the integration of qualified contractors, which would function as private-sector surrogates, to assist with application review, completeness verification, and administrative approvals. Local governments must maintain a registry of these qualified contractors and are required to utilize them upon applicant request to supplement staff capacity.
HB 927 introduces strict procedural timelines, including a five-day completeness determination and a 45-day approval window, after which applications may be deemed approved if deadlines are missed. The bill strengthens applicant rights by prohibiting local governments from restricting or delaying the use of qualified contractors, and by allowing applicants to select their own contractor if a registry is not properly maintained. This represents a clear policy shift toward privatization and acceleration of development review functions, while still preserving certain safeguards, such as conflict-of-interest restrictions and bonding requirements for incomplete infrastructure. The bill also reinforces state preemption by prohibiting local governments from imposing inconsistent procedures or conditions, particularly in plat approvals and building permit issuance. Overall, HB 927 significantly expands the operational scope of private-sector participation in early-stage development review and administrative approvals.
Another major legislative bill, HB 803 (with companion SB 1234), introduces broad reforms to building inspection, permitting, and housing regulation, with substantial implications for private providers. Most notably, the bill mandates local governments, such as Miami-Dade County, to establish registration systems for private providers, formalizing their role across jurisdictions.
For commercial projects, HB 803 requires permit fee reductions tied to the use of private providers, reflecting decreased governmental workload. The bill also expands private provider authority by:
Requiring explicit authorization from property owners for their use
Granting timely access to permitting and inspection records
Establishing deemed approval mechanisms if local governments fail to meet deadlines
Limiting the scope and frequency of local audits of private provider work
Authorizing virtual inspections
Prohibiting local governments from discouraging or obstructing private provider utilization
These provisions collectively elevate private providers from optional participants to integral components of the building code enforcement system, while constraining local government oversight to more defined and limited parameters.
Outside of the private provider reforms, HB 803 also includes broader permitting changes, such as expanded permit exemptions for minor residential work, stricter timelines for permit review, and limitations on inspection fees to actual cost recovery. It also facilitates post-disaster recovery by allowing out-of-state inspectors and plans examiners to operate temporarily under emergency declarations.
Additional legislation, including SB 208/HB 399, addresses land use, zoning consistency, and development regulations, while other measures expand tools such as state contracts for inspection services and regulate emerging issues like code inspector body camera use.
In summary, the 2026 Session reflects a clear legislative priority: accelerating development approvals, standardizing processes statewide, and significantly expanding the role of private providers. These changes are expected to reshape how permitting and inspections are conducted across Florida, with increased trust on privatized skill and reduced local government authority in these regulated areas.
To view text language of the Bills and for more information on other legislation, visit: flhouse.gov and flsenate.gov.
Upcoming Building Officials Meeting Dates
The Building Officials meetings were established with the intention 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 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 Board and Code Administration Division, Stephen P. Clark Center, 111 NW 1st Street, 12th Floor, Miami, FL 33128.
Safety is an important element of our industry, encompassing practices and protocols aimed at the wellbeing of workers on construction sites. Measures can cover a wide range of hazards, such as falls, electrical injuries, machinery accidents and exposure to harmful chemicals. Here are a few best practices to enhance safety.
Provide adequate training
Employees should be knowledgeable on how to perform their jobs safely. This includes training on the operation of equipment and recognizing hazardous conditions.
Conduct regular safety inspections
Regular site inspections can identify potential hazards and reduce accidents and/or injuries. Consistently conducting safety inspections demonstrates a commitment to proactive risk management and continuous improvement in safety performance.
Promote communication and reporting
Foster open communication channels where employees feel comfortable reporting safety issues without fear of reprisal. Establish clear procedures for reporting injuries and accidents, ensuring all reports are addressed and investigated.
Plan for emergencies
Planning for an emergency is essential for employees to respond effectively to unexpected situations. Conduct emergency drills to ensure employees are familiar with emergency procedures so they can respond effectively in crisis situations.
The impact of safety on a construction site cannot be overstated. Safeguarding the welfare of employees on job sites not only complies with legal and regulatory requirements but is also a moral obligation that fosters a culture of care and responsibility.
Online Contractor Renewals Coming Soon!
The Board and Code Administration Division, Contractor Licensing Section, will soon launch a new online registration system. All locally licensed contractors will have the option to renew their license online.
The new digital platform is being designed to facilitate the renewal process by making it faster, easier and more convenient. Follow our pages and social media, @MiamiDadeRER, for updates.
New Designs are in Session While School's out for the Summer
Construction projects for higher education focus on more than just meeting campus capacity these days. Environmental concerns, economic sustainability, wellness, inclusion and adaptability are all focal points for builders. These five emerging trends are informing every stage of project delivery.
Broader commitment to sustainability
Institutions are actively investing in long-term carbon-reduction goals. Mass timber is increasingly used for new academic buildings due to its carbon-saving potential. Renovation and reuse are also playing a larger role. By making use of space that already exists, institutions avoid unnecessary new construction while improving efficiency.
Elevating wellness in design
Dedicated wellness centers, sensory-sensitive spaces andaccess to nature are becoming standard practices. Wellness planning embraces a spectrum of different space types for varied needs and experiences, from quiet enclosed rooms for studying to open collaborative environments for teamwork.
Reinvesting in campus core and designing for engagement
Institutions are making physical settings more accessible, welcoming and engaging. The renovation of residence halls, dining and other common areas are designed to foster connection, inclusion and belonging. That includes green corridors and transparent building facades.
Planning for flexibility
New and renovated buildings accommodate change through thoughtfully designed structure and infrastructure, modular space planning, and, most of all, by creating new spaces that bring joy and a sense of belonging. Institutions must also support hybrid and self-paced learning; infrastructure must include high-speed internet, and adaptable audio-visual systems.
Designing for every student
Finally, higher education clients are taking a more nuanced approach to inclusion. While ADA (Americans with Disabilities Act) compliance remains essential, awareness of neurodiversity is growing and the varied ways students engage with their learning environments. Truly inclusive, welcoming spaces should provide a variety of stimuli and comfort levels for the diverse sensory, cognitive and emotional needs of today’s students.
Why Good Subcontractor Management Matters
Some of the most critical challenges in construction projects are procuring subcontractors and managing their work. Even knowledgeable general contractors can run into problems when expectations are undefined, documentation is inconsistent and gaps in communications exist. Here are some key points to keep in mind when managing subcontractors:
Start before work begins: Subcontractors should be vetted based on experience, safety record, reliability and financial stability. Clear contracts identifying scope, deliveries, deadlines and payments should be defined in writing.
Centralize communication: Using project management software streamlines information to all parties. Project revisions and compliance related issues should be confirmed in writing.
Relationship and payments: Build strong working relationships based on trust, consistency and respect. Timely and accurate payments are key to keeping the project running smoothly.
Technology tools: Technology such as drones, AI-powered robots, cameras, 3D models, simulators and wearable technology, can support workers on site.
Avoid pitfalls: Steer clear of informal handshake deals, undocumented contract changes and unrealistic promises.
Effective oversight ensures higher-quality work, improved safety compliance, and clear communication, which reduces risks and fosters collaboration. Good subcontractor management prevents costly delays, budget overruns and disputes.
Cornerstone Staff
Jaime D. Gascon, P.E.
Director, Board and Code Administration Division
Kathy Charles
Board Administrator
Marielys Blanco
Editor
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