30 Year Recertification For Commercial Property
Following the June 2024 collapse of a poured-in-place concrete building in Surfside that killed 98 people, Miami-Dade County has adopted tougher rules regarding inspections and recertifications. Recertification is the process by which buildings that are 40 years and older undergo an assessment to ensure they are safe to occupy.
Building owners should take 30-year recertification seriously and have any visible cracking in concrete or spalling looked at right away. Otherwise, they could face a civil notice from the county or city building department. Contact us Markone Contractors.
Building 40 Years Old or Older
If your building is 40 years old or older, you may have received a notice from the city to begin the inspection process. To comply with Section 8-11(f) of the County Code, all structures must be inspected for general structural condition and electrical system.
The inspections are done by professional engineers or architects and must include a look at the foundation, roofing systems, masonry bearing walls, steel framing, concrete framing systems, wood framing, windows, loading, electrical service, branch circuits, conduit raceways and emergency lighting. The results of these inspections will indicate if the building is safe for continued occupancy and whether it can continue to be used for its intended purpose.
Aside from a safety inspection, the only other reason why you might need a 30 year recertification is if you change the type of property that your building is classified as, such as turning a single-family home into a multifamily home. In this case, you’ll need a permit and a new CO to indicate the change in property class.
While it may seem like a hassle to go through the 40 year recertification process, these inspections are in place primarily for your safety. By addressing concerns, staying on top of inspections and prioritizing safety, you can help avert disasters and avoid unnecessary financial loss. Contact us today to learn more about our inspection services and how they can benefit your property.
Time Frame
If you own a property near the ocean, it’s important to get your building inspected for structural damage. Saltwater corrosion and oxidation can cause concrete cracks and other structural problems. These issues can be more serious if they occur in concrete and masonry structures. The engineer or architect that performs the inspection will detail any repairs needed for your building. You will have up to 150 days to acquire the necessary permits and complete the required repairs. Once you have completed the repairs, an amended recertification report must be submitted. Penalties for failing to meet these requirements include authorizing building officials to disconnect electrical utilities and monetary fines of $300 per unit.
As a commercial building owner, you should make sure to keep up with the county laws relating to your 30 year recertification. The law requires that all buildings 30 years and older have a milestone inspection every 10 years. This inspection is not the same as a regular safety inspection, as it involves a thorough examination of all areas of your building by a qualified professional.
The law also requires all buildings undergoing a milestone inspection to comply with the Miami-Dade County “Board of Rules and appeals” adopted guidelines, which are more stringent than the state’s Milestone inspection standards. It should be noted that the law does not require the inspection of single-family homes, duplexes, or structures that house fewer than 10 people.
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Inspection Intensity
The inspection intensity of a 30 year recertification will vary from building to building. In general, structures that are more likely to have issues require more extensive repairs than buildings that are in better shape. For example, properties near the ocean may be subject to saltwater corrosion and oxidation that can lead to cracks in concrete and masonry. These cracks, known as spalling, can be very costly to repair and take months to complete.
In addition, a building’s structure and mechanical systems are also included in the scope of the inspection. The engineer or architect will review all of the structural components of a building including doors, windows, and sump pumps. The engineer will then provide his or her opinion on whether a building can continue to be occupied based on the current condition of the structure and its mechanical systems.
The new law requires that building owners receive notice two years before their recertifications are due. This will give them more time to make the necessary repairs. The new law also authorizes building officials to disconnect electrical utilities for buildings whose safety is questionable, and revoke written recertification reports that contain misrepresentations. In some cases, a building that does not meet the requirements of the new law could be closed down and subsequently demolished. For this reason, it is important for building managers and property owners to take these changes seriously.
Building Location
Following the tragic collapse of the Surfside condo building in June 2024, which killed 98 people, Miami Dade adopted new laws and strengthened the existing milestone inspection program. This includes reducing the inspection recertification window from 40 years to 30 years for condominiums and cooperative associations three stories or taller.
The inspection is performed by a certified structural engineer who evaluates the structure for safety and compliance with the county’s building codes. The inspection requires the engineer to visit all units in the building, and it may take most of the day. It can also involve a complete visual review of the property, including the roof, plumbing, and electrical systems. The cost of the safety inspection will vary depending on the size and location of your building.
In addition to the structural and electrical inspections, buildings over 40 years old must undergo a special infrared thermography inspection. This involves a trained level II thermographist using sophisticated tools to identify any abnormal temperatures, which could indicate a structural problem.
This is an important step in keeping your commercial property safe and preventing catastrophic failures. It can also save you significant repair costs in the future. For this reason, it’s important to understand what the requirements are and how they impact your property. It’s also important to work with a professional engineering firm to prevent potential issues from turning into large problems.
Understanding the Milestone Inspection Requirement
The milestone inspection requirement for commercial properties in Miami is a regulatory obligation designed to assess the structural integrity, safety, and compliance of buildings as they reach significant age milestones.
Proactive Assessment for Structural Integrity
The primary focus of milestone inspections is proactive assessment. By conducting these assessments at pivotal age milestones, property owners can identify any signs of wear, stress, or potential issues in the building’s structural components. Addressing these concerns promptly is crucial for maintaining the structural integrity of commercial properties.
Alignment with Evolving Safety Standards
Miami, like many dynamic urban centers, prioritizes safety standards that evolve over time. Milestone inspections ensure that commercial properties remain in compliance with the latest building codes and safety regulations. This commitment aligns with the city’s dedication to providing a secure environment for businesses and their patrons.
Key Milestones and Frequency of Inspections
Understanding when milestone inspections are required and their frequency is vital for commercial property owners in Miami.
Age Milestones and Inspection Schedule
Commercial properties typically undergo milestone inspections at key age milestones, such as the 20-year, 30-year, and 40-year marks. The frequency may vary based on factors such as the building’s usage, materials used in construction, and exposure to environmental elements.
Flexibility Based on Building Characteristics
Miami recognizes the diversity of commercial properties within its landscape. The city provides flexibility in the inspection schedule, allowing property owners to tailor the frequency based on the unique characteristics of their buildings. This flexibility ensures a practical and effective approach to compliance.
Engaging Professionals for Comprehensive Inspections
While property owners can conduct visual assessments, engaging professionals for milestone inspections is essential to ensure a thorough evaluation.
Expertise in Structural Evaluations
Professionals conducting milestone inspections bring a wealth of expertise to the process. They are trained to identify subtle signs of wear, stress, or deterioration that may go unnoticed during a casual inspection. Their in-depth knowledge ensures a comprehensive evaluation of the building’s structural health.
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Utilization of Advanced Technologies
Modern milestone inspections benefit from advanced technologies. Professionals leverage tools such as high-resolution imaging, non-invasive testing methods, and structural modeling to enhance the precision and scope of their evaluations. This integration of technology provides property owners with detailed insights into the condition of their commercial properties.
Streamlining Compliance: Guidelines for Property Owners
Navigating the milestone inspection requirement can be a straightforward process with clear guidelines in place.
Documentation and Reporting Requirements
Property owners receive guidelines outlining the documentation and reporting requirements for milestone inspections. These guidelines specify the information needed, including structural assessments, safety measures, and any necessary repairs. Clarity in documentation ensures a streamlined compliance process.
Supportive Services for Property Owners
Recognizing that property owners may have questions or need assistance, Miami provides supportive services. Professionals are available to address queries, guide property owners through the inspection requirements, and ensure a positive and efficient experience. This support contributes to the overall success of milestone inspections.
Conclusion
The 30-year recertification process for commercial properties is a vital requirement aimed at ensuring the ongoing structural integrity and safety of buildings as they age. By assessing key components such as structural elements and electrical systems, this process helps identify and address potential issues, promoting the longevity and compliance of commercial properties with current building standards. Property owners play a pivotal role in initiating and coordinating the recertification process, engaging qualified professionals to conduct thorough inspections. Understanding and complying with local regulations regarding recertification contribute to the sustained quality and safety of commercial properties over time.
FAQs
The 30-year recertification is a process required in some jurisdictions to assess and verify the structural and electrical integrity of a commercial property after it has been in existence for 30 years.
The requirement for a 30-year recertification may apply to a variety of commercial properties, including office buildings, retail spaces, warehouses, and other structures, depending on local building codes.
The recertification is necessary to ensure that the commercial property remains structurally sound and meets current safety standards. It helps identify any potential issues that may have arisen over the years and require correction.
The responsibility for initiating the 30-year recertification process typically falls on the property owner. They may need to engage qualified professionals, such as structural engineers or building inspectors, to conduct the necessary assessments.
The inspection usually covers structural elements, electrical systems, and other critical components. It aims to identify any deterioration, wear and tear, or non-compliance with current building codes.