In June, we observed the fourth anniversary of the tragic Champlain Towers South collapse in Surfside. The partial collapse took 98 lives, devastating our community and leaving our hearts aching for those who were lost, their loved ones, and those who lost their homes.
While only Miami-Dade County had a 40-year structural and electrical inspections program in place, this tragedy led to an evaluation of these requirements to address concerns that arose in the collapse’s aftermath. Maintaining the structural integrity of our buildings is not only critical, but lifesaving.
This issue of Cornerstone includes articles that highlight some of the key changes made to building recertification, including the change from the 40-year to a 30-year initial review timeframe. The Florida Legislature also passed condo reform legislation and created a statewide building inspection program that was modeled in part on our county's.
We will always honor the memory of those lost in this tragedy by remaining deeply committed to the safety of the buildings where we live, work, and play—today and for generations to come. Their legacy drives our dedication to vigilance and care in protecting our community.
Maintaining the Structural Integrity of Buildings
Florida’s coastal communities are prone to unique weather conditions and challenges that affect the structural integrity of buildings. After the Champlain Towers building collapse made headlines, the Florida legislature created new “milestone inspection” requirements throughout the Sunshine State. Chapter 553 established Florida Statute 553.899 Mandatory structural inspections for condominium and cooperative buildings. —"The Legislature finds that maintaining the structural integrity of a building throughout the life of the building is of paramount importance to ensure that buildings are structurally sound so as to not pose a threat to the public health, safety, or welfare.
As such, the Legislature finds that the imposition of a statewide structural inspection program for aging condominium and cooperative buildings in this state is necessary to ensure that such buildings are safe for continued use.”
The recertification process in Miami-Dade involves thorough inspections of various building components, including structural elements and electrical systems. Buildings must undergo this process at specific intervals to comply with local regulations. All existing buildings in Miami-Dade County are impacted as follows:
All buildings built on or before 1982 that have already had an initial recertification inspection through Miami-Dade’s 30-Year program will continue to follow the established schedule.
Coastal condominium and cooperative buildings three stories or taller built between 1983 and 1997 and located within three miles of the coastline must have a recertification inspection by December 31, 2024, and every 10 years thereafter. These buildings have been identified through a GIS mapping project. All other buildings built between 1983 and 1992 must have a recertification inspection by December 31, 2024, and every 10 years thereafter.
All condominium and cooperative buildings that are three stories or taller located within three miles of the coastline built on or after 1998 must have a building recertification inspection when the building age reaches 25 years, and every 10 years thereafter. All other buildings not within three miles of the coastline and built on or after 1993 must have a recertification inspection when the building age reaches 30 years, and every 10 years thereafter.
It’s important to note that the Recertification Report requirements in Miami-Dade County are more stringent than the requirements for the state’s Milestone Inspection. In Miami-Dade (unincorporated and incorporated areas) only the recertification reports (structural and electrical) need to be filed for compliance.
The Miami-Dade County Board of Rules and Appeals revised the Thirty-Year Building Recertification General Considerations and Guidelines (previously 40-year Recertification), inclusive of the Structural and Electrical Recertification Inspection Guidelines to incorporate several minimum program features adopted in the State of Florida’s Building Milestone Inspections. The County’s updated guidelines and inspection report forms include minor clarifications in the text and satisfy the requirements listed in Chapter 18 of the Florida Building Code, Existing Building, that would be inclusive of the State’s Phase 1 and Phase 2 inspections. The Board ordered these revisions to become effective with the 2025 Building Recertification reports.
The overall building recertification process plays a crucial role safeguarding and ensuring buildings are structurally and electrically sound, safe and do not pose a threat to the public. By carrying out these inspections potential issues can be discovered, promptly addressed and costly repairs can be prevented down the line. Most importantly, building recertification is not just a legal requirement, it is essential for ensuring public safety.
CONSTRUCTION TRADES QUALIFYING BOARD DIVISION A (CTQB-A):
October 29 at 9 a.m.
November 19 at 9 a.m.
December 17 at 9 a.m.
CONSTRUCTION TRADES QUALIFYING BOARD DIVISION B (CTQB-B):
October 7 at 10 a.m.
November 6 at 10 a.m.
December 2 at 10 a.m.
UNSAFE STRUCTURES BOARD (USSB):
October 15 at 1 p.m.
November 12 at 1 p.m.
December 10 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.
Tiny Homes: A Concise Overview
The tiny house movement, driven by desires for simple living, affordability, and reduced environmental impact, is booming. Forecasts predict significant growth in the market. These homes, typically 100-400 sq ft (averaging 225 sq ft), contrast sharply with the average 2,561 sq ft single-family home. Costs range from $30,000 to over $100,000, influenced by size, materials, and customization.
Pros
Lower cost of living due to reduced energy consumption.
Reduced environmental impact through resource conservation.
Simplicity and minimized clutter.
Cons
Limited space, potentially causing cramped conditions and privacy issues.
Zoning and legal restrictions in some areas.
Potential resale challenges.
Accessibility concerns for those with mobility issues.
Florida counties like Miami-Dade, Pinellas, Sarasota, and Hillsborough allow tiny homes, often as Accessory Dwelling Units (ADUs), provided they meet local codes. The Florida Building Code includes provisions for tiny houses.
Ultimately, embracing the tiny house lifestyle requires careful consideration of its potential impact.
Quick Fact: Tiny homes are generally between 100 to 400 square feet with the average at just 225 square feet, a fraction of the traditional home size.
Miami-Dade County ADUs & Guesthouses: Key Facts
Miami-Dade County (unincorporated areas) permits Accessory Dwelling Units (ADUs, e.g., "granny flats") or Guesthouses on single-family properties within the Urban Development Boundary in AU, EU, RU, and GU (trending) zones.
ADUs vs. Guesthouses
ADUs: Separate apartments for rent (cannot be sold separately). Can be attached, detached, or converted space.
Guesthouses: For family members only; cannot be rented.
Important Considerations
Quantity: One ADU or guesthouse per property.
Size: ADUs: 400-800 sq ft; Guesthouses: No size restriction.
Lot Size: Minimum 7,500 sq ft.
Occupancy: ADUs: Max 2 people per bedroom (excluding children under 3).
Placement: Detached units must meet zone setbacks/height limits; cannot exceed main house height or be in front of it.
Utilities: ADUs can have separate address, entrance, and utilities.
Restrictions: RVs prohibited as ADUs.
Parking: One extra space allowed for ADU (max 2 vehicles total for ADU), in driveway, street, or swale.
Rentals: ADUs cannot be vacation rentals independently; entire property (house + ADU/guesthouse) can be.
Design: ADU exterior must match main house (roof, finish).
HOA: Notify Homeowners Association.
Approval: Administrative site plan review required.
Certificate of Use (CU): Required for ADUs; property owner must apply/renew. County may inspect. Update occupant info upon changes/renewal.
Applying for an ADU Certificate of Use (CU)
Apply online. Ensure zoning/lot size compliance. Contact the Department of Regulatory and Economic Resources Development Services Division with zoning questions. Submit a completed ADU Owner Disclosure Statement.
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.
The 2025 Florida Legislative Session (March 4 – June 16) introduced major changes in construction, fire safety, roofing, and emergency preparedness.
Fire Safety Permitting (HB 551)
Starting July 1, local agencies must issue fire alarm and sprinkler permits and inspections within set timeframes. Contractors can begin work upon submitting applications, and agencies that miss deadlines must refund part of the permit fee. The law also streamlines permitting and standardizes inspection reports.
Roofing Services & Consumer Protections (HB 715)
Effective May 19, the definition of “roofing contractor” was expanded. Homeowners now have more time to cancel roofing contracts after emergencies, and contracts must include clear consumer protection language. These changes aim to reduce post-disaster fraud.
Construction Reforms (HB 683)
This comprehensive bill:
Sets statewide standards for synthetic turf
Prohibits local bans on compliant turf
Requires timely responses to contractor quotes
Expands virtual inspections and automated plan reviews
Limits local permit application requirements
Exempts spaceport systems from the Florida Building Code
Emergency & Post Storm Recovery (SB 180)
To speed up post-disaster rebuilding:
Local governments can’t use cumulative substantial improvement rules
Impact fees are banned on certain replacement structures
Emergency shelter funding priorities were updated
Service members may provide emergency medical care under specific conditions
Have you noticed all the new construction during your daily commute? Miami’s skyline and neighborhoods are transforming with new buildings, homes, retail stores, and shopping centers. Construction is essential for creating physical structures like houses, malls, skyscrapers, bridges, schools, and hospitals. It shapes our environment and supports the economy by creating jobs for workers, architects, engineers, and equipment operators.
What does all this construction mean for South Florida? Aside from creating new functional structures it’s also about progress, innovation and driving society forward. The construction industry plays a vital role in our economy as it creates jobs and supports local business. It creates employment opportunities for people of all backgrounds and skill levels. Construction workers, architects, engineers, and equipment operations are all crucial to the building process.
Overall, the construction boom has fueled the economy and reshaped the look of South Florida. Driven by population growth, attracting residents with its warm weather and diverse culture, this demand has led to new housing developments, office buildings, hotels, and retail spaces in cities like Miami, Ft. Lauderdale, and West Palm Beach. Careful planning and sustainable practices will be essential to ensure a vibrant and resilient future as South Florida continues to evolve.
Cornerstone Staff
Jaime D. Gascon, P.E.
Director, Board and Code Administration Division
Kathy Charles
Board Administrator
Marielys Blanco
Editor
Elizabeth Alvarez, Alex Dambach
Contributors
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