Building Inspections and Maintenance in Miami Beach: A Condo Buyer’s Checklist

In Miami Beach the building's structural condition weighs more on a buyer's wallet than the condition of the unit. The building recertification and the reserve study are the two documents that tell you where it stands.

An oceanfront condominium lives with salt, damp and wind acting on concrete and steel, and that is paid for in facade work, waterproofing and structural repair. The county runs a building recertification programme that requires buildings to be reviewed once they reach a certain age, and the state requires associations to hold a reserve study. Together they tell you what work is coming, whether money has been set aside for it and, if not, who will make up the difference. In the older-stock neighbourhoods and the beachfront ones that difference is the single largest item in the purchase.

What is specific to Miami Beach

What to verify, step by step

1. Confirm the building's year of construction on the county appraiser's parcel record, not in the listing, and start your recertification questions from there.
2. Ask the association for the most recent recertification report and, if one exists, the list of repairs that report required and their status.
3. Ask for the reserve study and whether the association is funding reserves or voted to reduce them, because that vote is in the minutes.
4. Ask whether facade, roof, waterproofing, plumbing or elevator work is approved, contracted or under way, and how it is being funded.
5. Check the county permitting centre for open and closed permits on the address: structural work leaves a trace there.
6. Ask the county body that administers the recertification programme where this specific building stands in its cycle.

Mistakes that cost money

• Relying on the unit inspection and asking nothing about the common structure: the unit is fixed with your own money, the structure with assessments.
• Reading that the building «is in recertification» and not asking which repairs came out of the report or how they will be paid for.
• Taking low dues as a sign of a healthy building when they can be a sign of reserves reduced by a vote.

Frequently asked questions

How often is a building recertified?

The county programme sets that by the building's age. Do not take a figure from a listing: ask the county body about that specific address.

Is the seller required to give me the recertification report?

What the association and the seller must hand over before closing is regulated by the state. Request it in writing and check the obligation with the state condominium division.

I am buying from abroad: do I need to attend the inspection?

Not for the documents, which are requested remotely. For the physical inspection it is worth hiring a Florida-licensed inspector to carry it out and document it on your behalf.

Where to check it

• Miami-Dade Board of Rules and Appeals — the county's building recertification programme
• Miami-Dade Permitting and Inspection Center — open or closed building permits on an address
• Miami-Dade County Property Appraiser — record card, area, year built and parcel history
• Florida DBPR, Division of Condominiums — state rules on condominiums and associations
• Florida DBPR — whether a broker, appraiser or contractor holds a current licence
• City of Miami Beach — the rules of the municipality Miami Beach belongs to

Official bodies. Specific figures are requested there, not copied from a listing.

Updated 2026-11-03