What is a Pre 40 Year Recertification Inspection
A Pre 40 Year Recertification Inspection allows for a condominium manager and/or board of directors to know in advance of problems that might exist in a building.
When a building located in Miami-Dade County or Broward County reaches 40 years of age the property appraiser will send out a notice in March of the 40th year.
Information from the Miami-Dade County Property Appraiser can be seen HERE
The letter sent out to the 40 year old building can be seen HERE
Now, to the important fact:
You are required to present the 40 year recertification report performed and signed (under seal) by a licensed Engineer or Architect with 90 days after receiving the letter notifying you of the 40 year inspection requirement.
If there are problems with the building noted in the report you have just 60 days to have the problems performed.
My experience today is that most buildings that are 40 years old have some type of repairs required as per the recertification report. Let’s say that there are structural problems with an anticipated repair cost of $200,000 or more. Most likely the condo board would require at least 6 months to draw up a RFP (request for proposal) and bid the job and award the contract. It might then take another 6 months to complete the job.
With all of the new construction occurring in Miami today it is very difficult to find good contractor to perform your work. You might then hire a sub-standard contractor which could lead to non-completion and litigation.
The answer is to know what your problems are at least 1-2 years in advance by having a pre-recertification inspection performed by an Engineer or Architect.
A pre-recertification inspection covers the structural condition of the building; the roof of the building; the safety condition of the electrical system; the parking lot illumination and the condition of the parking lot guardrails.
The actual inspection results are set forth on forms supplied by Miami-Dade County as follows:
The actual form for the structural inspection can be seen HERE
The actual form for the electrical inspection can be seen HERE
There is another option that we offer and that is to have a Property Condition Assessment (PCA) performed. This inspection is described in the next section of this website and can be seen by clicking HERE
If you would like to discuss you upcoming 40 year recertification requirements please feel free to contact:
Andrew Allocco, P.E.
Call (772) 388-3188 (Treasure Coast)
or (305) 777-5544 (South Florida – Miami)
or
Email the form below to receive a response via Email
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