Broward and Dade 40 Year Recertification Inspections

Specializing in South Florida 40 Year Recertifications

So you are looking for information on 40 Year Recertifications in Broward and Dade Counties in Florida.  You are in luck. If you are reading this web page then you are one of hundreds of people in Broward and Dade counties in Florida that have to do this important inspection every year.  Simply put, a 40 year inspection is an inspection that is required when a building turns 40 years old and every 10 years thereafter.

Broward Dade 40 year recertification hats
Tools for 40 year inspections

Note that only commercial and multi-unit buildings are required to have this important inspection performed.  There are certain exceptions to this rule and you should be able to ask the Building Department in order to ensure that you indeed have to do this inspection.

The inspection is supposed to be done by a Florida licensed engineer or architect.

Why do I have to do a 40 year inspection?

You might be asking yourself why one needs to do this 40 year inspection. Additionally, you may also ask yourself why you have to spend your hard-earned cash to do this.  The answer comes down to one word. That word is “safety”.  Click here for our blog post that explains how much an inspection costs.

Throughout the years, buildings in South Florida (namely in Broward and Dade counties) undergo changes.  Indeed, the ravages of time takes its toll and the structures weaken. Additionally, some building owners make certain alterations to buildings that are not permitted and therefore “illegal”.  Naturally, as time goes by, conditions can worsen to a point where the structure becomes dangerous and even life-threatenting.

These 40 year inspections are required by law and are enforced in order to keep buildings safe. These inspections contains a list of certain items that must be investigated and checked.  Of course, the list will include items that can be life-threatening such as a faulty electrical system or serious structural damage. The 40 year inspection requirements do not put emphasis on items such as leaks and a bad paint job.  No one has ever died because of a leak or by living in a purple-and-orange building.

What does the inspection involve?

On the surface, the inspection is rather simple.  If you look at a blank 40 year report, you’ll notice that it is basically a fill-in-the-blank form. This form also includes areas where the inspector can check off items and adds information about the property being inspected.

Although seemingly straightforward, it takes an experienced professional to perform the inspection. That person must carefully inspect the property and properly identify the problems.  The inspector can also provide you valuable feedback as to the best way perform the repairs.  At the most basic, a 40 year recertification involved two types of inspections – an electrical inspection and a structural inspection.

40 year Inspection clipboard in hand at inspection
40 year recertification at work

On the electrical side, the inspector typically goes to the electrical room and inspects the main electrical components.  These components include items such as panels, main breakers, main feeders, gutters and the entry from the FP&L transformer.  Obviously, a bad electrical installation can be a dangerous thing because people can get electrocuted or there can be a fire.

On the structural side, the inspector analyzes the main structural components of the property. These items include the foundations, beams, columns, slabs, and roof.  Much of the inspection is visual in nature. Obviously, the inspector is looking for visible signs of stress such as cracks, spalls, and deflections in these members.  An experienced inspector can tell the difference between a serious crack and one that does not pose a structural problem.  We have added a blog page that provides tips on hiring your inspector.

One can download a sample of a blank report by clicking HERE.  However, please note that some cities like to use their own special forms. Therefore, please ask your Building Department for the correct form.  Despite this, all the forms are basically the same from city-to-city.

I know I need the 40 year recertification. What do I do now?

For starters, you must hire a licensed professional as mandated by law.  In short, the hiring of an inspector would basically be the same as hiring a plumber or an accountant.  Naturally, you can ask around for references or use your common sense and shop around.

Your licensed professional will be the person that will not only do the inspection, but will also guide you through the steps needed to get your building certified.   Notably, some buildings will pose difficult challenges and others will not.  We cannot stress enough the importance of an experienced professional in your corner when it comes time to perform the 40 year recertification.

Keep in mind that the single-most important thing you can do at this initial time is to hire the right professional.  You should invest some time by investigating the person and the company.  You should also make sure that they are properly licensed and insured.  Moreover, you should ask if they have Errors and Omissions insurance since this is the hallmark of a serious  and established engineering company.

Final words

A 40 year recertification does not have to be convoluted if you hire the right people. Additionally, the folks at the Building Departments are typically very helpful when you ask them for help. At the end of the day, we all want the same thing…buildings that are safe for our tenants, friends, residents and the public in general.

For more information, you can visit Miami-Dade's 40 Year Inspection website by clicking HERE.  You can also visit the Broward County 40 Year Inspection website by clicking HERE.


Looking to hire the right professional? Hire G. Batista & Associates

Greg Batista, PE, CGC
Greg Batista Self Picture

If you are looking at other companies that provide this important inspection service, ask them...

  1. Do they provide the Structural AND Electrical inspection and expertise IN-HOUSE?....We DO!- This keeps our costs low since we don't have to subcontract these services to others.
  2. Do they provide a list of repairs (if needed) included in the same price?....We Do!
  3. Do they provide IN-HOUSE structural and electrical professionals that can provide recommendations for repairs (if needed)?...We Do!
  4. Have they been performing these inspections for more than a decade?...We Have!
  5. Do they have a long list of Satisfied Customers which can be called as a referral?...We Do!
  6. Do they have full-time certified inspectors and full-time Professional Engineers on Staff?...We Do!


We have inspected thousands of properties in South Florida including Fort Lauderdale, Miami, Miami Beach, North Miami, Aventura, Sunny Isles and many others.


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