A milestone inspection and Broward’s 40-year recertification are two separate safety checks, and they do not cover the same buildings or systems.

A milestone inspection is a state law for condo and co-op buildings that are three stories or taller.

The 40-year recertification is a Broward County program that applies to most large buildings, regardless of ownership.

Both look at whether an aging building is still safe, but the rules, timing, and scope differ. I’ll lay out what sets them apart so you know which one your building needs.

What Is a Milestone Inspection?

A milestone inspection is a state-required structural check for condominium and cooperative buildings that stand three or more stories tall.

Florida passed this law after the Surfside collapse in 2021. It became law in 2022 under Senate Bill 4-D and now lives in Florida Statute 553.899.

The first inspection is due by the end of the year the building turns 30. Buildings within three miles of the coast may need it at 25 years if the local building office decides the coastal risk warrants it. After the first check, the building must be re-inspected every 10 years.

A licensed engineer or architect performs the work in two possible phases.

Phase One and Phase Two

Phase One is a visual review of the building’s main structure. The engineer looks for signs of serious structural damage. If they find none, the building passes, and no further inspection is needed.

Phase Two only happens if Phase One finds substantial deterioration. This phase goes deeper and may include testing and a repair plan. Small cracks and foundation issues can grow into major hazards, which is why this stage matters so much.

The milestone law also brings a companion rule for condos: the Structural Integrity Reserve Study, or SIRS. That study sets how much money the association must save for future repairs.

What Is Broward’s 40-Year Recertification?

Broward’s 40-year recertification is a county program that checks the structural and electrical safety of aging buildings. The Broward County Board of Rules and Appeals runs it under Policy 05-05. The county started it in 2005, modeled on a similar Miami-Dade program.

Here is the part that trips people up. The program is still called the “40-year” recertification, but after Surfside, the county lowered the first inspection interval to 25 years. So most buildings now get their first safety check at 25 years, then every 10 years after that. Broward’s yearly notice lists cover buildings at 25-, 40-, and 50-year intervals.

This program is broader than the milestone rule. It covers most buildings over 3,500 square feet, regardless of ownership type. That includes apartments, offices, stores, and condos. A few types are exempt:

Single-family, two-family, three-family, and four-family homes
Buildings under 3,500 square feet
Government buildings, schools, and railroad structures

Unlike the milestone check, this program reviews both structure and electrical systems. A Florida-licensed engineer or architect handles the structural part. The report also confirms the electrical system is safe. You can review the details in this building safety recertification guide before your building’s turn comes up.

Milestone Inspections vs. Broward’s 40-Year Recertification: The Key Differences

The main difference is scope. A milestone inspection applies only to condo and co-op buildings three stories or taller and checks the structure alone. Broward’s recertification applies to most large buildings of any type and includes structural and electrical inspections.

Here is a side-by-side view:

Who sets the rule: The milestone inspection is state law. The 40-year recertification is a Broward County program.
Which buildings: Milestone covers condos and co-ops three stories or taller. Broward’s program covers most buildings over 3,500 square feet.
What gets checked: Milestone reviews structure only. Broward’s recertification reviews structure and electrical.
First inspection age: Milestone is due at 30 years, or 25 near the coast. Broward’s is now due at 25 years.
Repeat schedule: Both require a new check every 10 years.
Extra rule: The milestone law adds a reserve study (SIRS) for condos. Broward’s program does not.

Any repairs identified in either report must comply with the current Florida Building Code. That keeps the work up to today’s safety standards, not the ones from decades ago.

Which Buildings Need Which Inspection?

Most Broward condo buildings three stories or taller need to satisfy both programs. A three-story condo built in 1990 falls under the state milestone law and Broward’s county recertification. A single-story strip mall over 3,500 square feet needs the county recertification but not the milestone check.

Use these questions to sort it out:

Is the building a condo or co-op three stories or taller? It needs a milestone inspection.
Is the building over 3,500 square feet and not an exempt home type? It needs Broward’s recertification.
Is it both? Then both rules apply.

If you own or are buying a unit in a three-story-plus building, ask the association for its milestone and recertification status. A condo inspection of your own unit is a smart step, too, since it looks at problems inside your walls that the building’s reports may miss.

Deadlines, Overlap, and Missed Inspections

Missing either deadline brings real trouble. A late report can lead to code violations, daily fines, insurance problems, and even personal liability for condo board members. Owners in Broward usually have 180 days from the date of the notice to submit their report.

Because Broward now inspects at 25 years, its timing often aligns closely with the milestone schedule. A properly scoped report can sometimes cover parts of both, but they are separate legal programs with their own forms.

Always confirm with your local building department before you assume one report settles the other. Getting an early start is the best way to pass your recertification without a last-minute scramble.

You can also book a 40-year recertification inspection with a local licensed pro to keep the timing on track.

Getting Your Broward Building on the Right Track

A milestone inspection and Broward’s 40-year recertification protect people in different ways, and a three-story condo often needs both.

The safest move is to know your building’s age, check which programs apply, and hire a Florida-licensed engineer or architect before the deadline arrives.

Check with your local building department if you are unsure which report is due, then schedule early so small repairs never turn into big ones.

Milestone Inspections vs. Broward’s 40-Year Recertification: What’s the Difference?