90 days is a real deadline, and you should address it now.
Your Recertification Notice Arrived.
You Have 90 Days.
We've Done This 20+ Years.
Let Alberto guide your building through recertification. He signs your report. He submits your county paperwork. He answers your questions when they come up at 2 p.m. on a Friday.
The recertification notice isn't just an inspection form. It is the structural health check Florida requires. What happens if you ignore it or miss the deadline? Here's whats real:
Fines up to $10,000 per day
Miami-Dade County issues civil penalties for non-compliance. The clock starts on day 91. There is no grace period.
Your insurer can deny claims
Liability carriers review recertification status. Non-compliance = coverage gap. A water intrusion incident or structural failure during that gap? You absorb the cost.
Board members face personal liability
Florida statute holds HOA board directors personally accountable for statutory violations. This means liability insurance, legal fees, and personal exposure.
County can declare the structure unsafe
A missed deadline + unaddressed defects = potential unsafe structure order. Residents move out. Property value crashes. You still own the liability.
We are not telling you this to alarm you. We are telling you this because it is real, it is happening in Miami-Dade right now, and it is entirely avoidable with one phone call.
What are you here to address? Select one and we'll show you exactly how we handle it.
Recertification Inspection (30-Year or Milestone)
Phase 1 inspection. Full structural report. County portal submission. Board review included.
Paving & Drainage Assessment
Site assessment. Material testing. Design recommendations. Repair scoping.
Recertification: How GA Handles It
We eliminate guesswork. Here's exactly what happens, and what GA handles for you.
Step 1: Consultation & Scheduling
- You call or book online. We ask three questions: building age, number of units, any known defects.
- GA schedules Phase 1 inspection within 5 business days (or per your deadline).
- GA HANDLES: Coordination with HOA management. Tenant notification templates if required.
Step 2: Phase 1 Inspection
- Alberto or his licensed PE team conducts a full structural visual inspection: roof, facade, foundation, common areas, balconies.
- Inspection typically takes 4–8 hours depending on building size.
- GA HANDLES: All inspection logistics. Photos, measurements, field notes, defect documentation.
Step 3: Report Generation
- GA compiles findings into a formal, sealed report signed by a licensed PE. The report includes defect summary, priority categorization, and recommendations.
- You get a draft review within 10 business days. You have time to ask questions.
- GA HANDLES: Full report preparation, formatting per Miami-Dade standards, PE signature and seal.
Step 4: County Portal Submission
- This is where most buildings get stuck. GA logs into Miami-Dade DERM, uploads your report, confirms receipt, and sends you the submission proof.
- You are compliant. The county has your report. Your clock resets to 30 years (or to your next milestone).
- GA HANDLES: DERM portal login, document upload, tracking reference number, compliance confirmation email to you and your board.
Paving & Drainage: How GA Handles It
Failing pavement and drainage issues cascade into structural problems. We assess, scope, and hand you actionable repair plans.
Step 1: Site Assessment
GA visits your property to document current pavement condition, drainage patterns, and water intrusion risks.
We photograph problem areas and note standing water, cracks, failed seals, and slope issues.
GA HANDLES: Full site walk, photographic documentation, preliminary recommendations.
Step 2: Material Testing & Sampling
If repair is likely, GA collects asphalt, concrete, or membrane samples and tests them to determine remaining life and repair vs. replacement scope.
This avoids surprise costs during construction.
GA HANDLES: Full design engineering, CAD drawings, specification writing, contractor bid oversight if needed.
Step 3: Design & Repair Recommendations
GA prepares a formal scope of repair with detailed drawings, specifications, and cost-benefit analysis.
You can use this to bid contractors or retain GA for design oversight.
GA HANDLES: Full design engineering, CAD drawings, specification writing, contractor bid oversight if needed.
GA vs. Most Other Firms: What Actually Changes When You Pick the Right Partner
| Factor | GA Consulting | Most Other Firms |
|---|---|---|
| Who Signs Your Report? | Alberto Perez, PE (named principal) | A staff engineer you've never met |
| County Portal Submission | GA logs in and handles it. You get proof. | You figure it out. We give you the file. |
| Response Time to Questions | 24 hours or less. Direct line to Alberto or team. | 3–5 business days. Email queue. |
| Timeline Guarantee | 10 business days from inspection to draft report | 2–3 weeks. No guarantees. |
| Board Presentation Included? | Yes. Walk through findings with your board at no extra cost. | No. Report only. |
| Experience in Miami-Dade | 20+ years. We know DERM inside out. | 5–10 years. Learning curve costs you time. |
| Paving & Drainage Capability | Full assessment + testing + design engineering in-house | Subcontracted. Slower, more expensive. |
No Guesswork. No Corporate Runaround. Here's exactly what happens.
You Call or Book
Call +1 305-363-1324 or book your 15-minute consultation online. You talk to us, not a bot. We ask three questions and give you a timeline right then.
Typical call: 10, 15 minutes.
Inspection Scheduled
We show up at your property on the agreed date. Phase 1 inspection happens. We document everything.
Your building's structural status is now known. No surprises.
You Get Your Report & We Submit to the County
Draft review within 10 days. Final report sealed and signed. We log into DERM and submit it for you.
You are compliant. Full stop. No follow-up calls from the county. No penalties. No insurance gaps.
Real buildings. Real boards. Real outcomes.
FAQ
What is the 30-Year Recertification?
Florida Statute 553.901 requires buildings taller than 3 stories to undergo a structural inspection every 30 years from completion, and then every 10 years after. The inspection certifies that the building is safe and compliant with current codes. Miami-Dade County enforces this via a DERM filing. Missing the deadline triggers fines, insurance complications, and potential unsafe structure declarations.
What's the Difference Between Milestone and 30-Year Recertification?
The 30-year recertification is the first major inspection, due 30 years from the building's completion. After that, you must recertify every 10 years—these are called milestone inspections. Both require the same Phase 1 process, a sealed PE report, and county filing. The timeline is the only difference: 30-year is non-negotiable; 10-year milestones follow the initial cycle.
What Happens in a Phase 1 Inspection?
A licensed PE visually inspects the structure: roof, facade, foundation, common areas, balconies, and mechanicals. We photograph defects, measure areas, and document conditions. We do NOT perform invasive testing or remove materials unless specifically requested. Phase 1 takes 4, 8 hours depending on building size. You get a detailed written report with findings categorized by severity.
How Long Does the Entire Process Take?
Call to compliance: 2, 4 weeks, depending on your deadline urgency. Inspection scheduling: 5 business days from your call. Inspection: 1 day on-site. Report draft: 10 business days after inspection. County submission: same day upon final approval. This timeline assumes your building has no major red flags requiring Phase 2 (invasive) testing, which adds 2–3 weeks.
Who is Personally Liable if We Miss the Deadline?
Florida Statute 718.111 holds HOA board members personally liable for statutory violations, including missed recertification deadlines. This means legal fees, director liability insurance claims, and potential personal exposure beyond insurance limits. Additionally, board members can face removal and civil penalties. GA eliminates this risk by managing the entire process and county filing for you.
Do You Handle the County Portal Submission?
Yes. After your final report is approved, we log into the Miami-Dade DERM portal, upload your sealed report, confirm submission, and send you proof of filing. This is the step that paralyzes most buildings. You do not have to figure out portals, usernames, or upload sequences. We do it, and you are compliant.
What is DERM and How Do I File?
DERM (Disaster and Emergency Readiness and Management) is Miami-Dade County's online portal where all recertification reports must be filed to prove compliance. Without a DERM submission, your building is technically non-compliant, even if the inspection is done. GA submits for you. The DERM filing creates a permanent compliance record and notifies your insurance carrier automatically.
How Much Does Recertification Cost?
Phase 1 inspection and report: $2,500, $5,500 depending on building size and complexity. County filing included. If Phase 2 testing is needed (invasive inspection), add $3,000, $10,000 depending on scope. We provide a firm quote after the initial consultation and site review. No surprises. Most Phase 1-only buildings run $3,500, $4,500 all-in.
Why Does It Matter That Your PE (Alberto) Signs the Report?
Your PE's professional reputation and liability insurance back the report. When a licensed engineer signs and seals a document, they are attesting to its accuracy and assuming liability for it. Alberto has 20+ years of Miami-Dade experience and maintains professional liability insurance. This means: (1) Your report is bulletproof; (2) The county trusts it immediately; (3) You have recourse if something goes wrong.
The Notice Is in Your Inbox.
The Clock Is Running.
The Call Takes 15 Minutes.
GA Consulting Engineers | Licensed PE | Miami-Dade County
+1 305-363-1324 | [email protected] | gaconsultingengineers.com