Recertification
Process FAQ
Clear answers on what building recertification is, what triggers it, what gets inspected and what happens when deficiencies are found. Covering Miami-Dade and Broward County.
What recertification is and which buildings need it
What is building recertification?
It is a documented inspection of a building's key systems that the county requires once a building reaches a milestone age. In Miami-Dade and Broward, this recertification is what owners complete to stay in compliance.
Which buildings need recertification?
Commercial and multifamily residential buildings in Miami-Dade and Broward that have reached their milestone age, including condominiums, apartment buildings, offices, retail and warehouses. Single-family homes, duplexes and small, low-occupancy buildings are exempt, with the exact size threshold set by each county. If a notice has arrived, the requirement already applies to that building, and the property address is all we need to confirm the timing and the scope.
Is it the 40, 30 or 25 year recertification?
It depends on your county. In Miami-Dade the first recertification is required at 25 or 30 years, based on how close the building sits to the water, and every 10 years after that. In Broward every building begins at 25 years regardless of location, and every 10 years after that. "40-Year" is the older name many people still use, so we lead with recertification and then note the actual timing that applies to your county.
Who sets the rules, the county or the city?
The rules are set by the county. Where the filing goes depends on where the building sits. Inside some incorporated cities the recertification is filed with that city's building department, and elsewhere it is filed with the county. We confirm which applies to your building at the start and handle the filing either way.
What about SIRS and the statewide milestone inspection?
Both are separate from recertification, and both are often confused with it. The statewide milestone inspection, created under SB 4-D after Surfside, applies across Florida to condominium and cooperative buildings three or more habitable stories tall. The Structural Integrity Reserve Study (SIRS) is a separate study condominium associations use to plan reserve funding for structural repairs. A condominium in Miami-Dade or Broward can be subject to the county recertification, the milestone inspection and a SIRS at the same time. Our service is the county recertification. We do not perform milestone inspections or SIRS, but we are glad to explain how the three fit together for your building.
What gets inspected and how long it takes
What does the inspection include?
Structural and electrical are the core in both counties. In Miami-Dade, infrared thermography is added where a building has equipment rated 400 amps or larger, and a nighttime parking lot illumination check is included where the property has parking. Broward requires structural and electrical only. It does not use infrared thermography or the parking lot illumination check. We confirm the exact scope that applies to your building before any work begins.
Why is infrared thermography sometimes required?
It applies in Miami-Dade for buildings with electrical equipment rated 400 amps or larger. Broward does not require it. Infrared detects hidden electrical faults and overheating before they become hazards, which is why the county treats it as part of the recertification scope for larger services. Our own Level II thermographers carry it out as part of the recertification.
What is the nighttime parking lot illumination check?
In Miami-Dade, a property with parking has its lot lighting checked at night as part of the recertification, to confirm the illumination levels the county requires for safety. Broward does not require it. We carry it out alongside the rest of the inspection, so it does not become a separate appointment for you to coordinate.
How long does the process take?
Once the proposal is approved, we typically inspect within about 7 days, and the complete report typically follows about 5 days after the inspection. Timing varies with the size of the building and the building department's workload, and we keep you informed at each stage so you can plan around it.
How should I prepare for the inspection?
Please make sure we can access electrical panels, structural areas and parking. Any prior inspection reports are useful, so share those if you have them. Our readiness guide explains what we look for and how to prepare, and is free to download.
Is there a free guide to help me prepare for recertification?
Yes. The ESi Recertification Readiness Guide is a free two-page PDF for property owners and managers. It explains what our team looks for during the structural and electrical inspections, which infrared and parking lighting items apply in Miami-Dade County, how to prepare for inspection day and what is and is not included in the scope. There is nothing to fill out or return. You can request it on our Resources page and it arrives by email.
Are your engineers licensed and insured?
Yes. Our reports are signed by licensed Florida Professional Engineers, our thermography is carried out by Level II Thermographers, and we carry both liability and professional insurance. Any license can be verified directly at DBPR.
What happens when something is found
What happens if my building has deficiencies?
You hear it from us first. We give you a draft report and discuss any repairs with you in advance, so you have time to review the scope and brief a board or an owner group before anything is filed. Any repairs go through the proper permitting process as required, and they are the building owner's responsibility through their own contractor. We can point you to contractors we trust if that is useful, and you are never required to use them.
Do you handle the permitting process?
Yes. On every job we prepare the recertification submittal and manage the correspondence with the building department, whether the filing goes to the county or to your city. The portal is never your responsibility. This covers the recertification filing itself. Permits for any repairs the findings call for are separate, and are the building owner's responsibility through their own contractor.
Pricing, credentials and how to get started
Do you publish pricing?
Pricing depends on the building, its size, its location and which inspections apply in your county. We prefer a short conversation first so we can confirm exactly what your recertification requires, and then give you an accurate figure rather than a range that changes later.
Do I need to send you the notice to get started?
No. The property address is all we need. We can pull the rest from the county database and the property appraiser records. Send the notice if you have it to hand, but it is never required.
Who leads ESi?
ESi was founded in 2014 by Oscar Sebelen, P.E., an electrical engineer with more than 25 years in the field. He was educated at the Pontificia Universidad Católica Madre y Maestra in the Dominican Republic and has worked in Florida since 2002, across construction, project management and design. He continues to lead the firm today.
Why should I choose ESi over another firm?
Four things set us apart. We give you a draft report and discuss the findings with you before anything is filed. We have no conflict of interest, because we inspect only and never design or repair. We manage the full submittal and correspondence with the building department at no additional cost. And we carry both liability and professional insurance. Behind all of it is a firm founded in 2014 and led by an electrical engineer with more than 25 years in the field.
A short call answers everything.
Tell us about your building and we will outline exactly what your recertification requires, what the scope covers in your county and what the timeline looks like.