Building Recertification Made Easy

On August 5th 1974, a building leased by the DEA located at 1201 NE 2 Ave, Miami collapsed and killed 7 people and injured 16 others. At the time of the collapse the building was determined to be 40 years old, which is why on May 21, 1975, the Board of County Commissioners adopted and passed Ordinance No. 75-34, amending the South Florida Building Code to require that all buildings, except single family residences, duplexes and minor structures, 40 years old or older be recertified as to their structural safety. Subsequent recertifications were required at 10-year intervals.

The basic purpose of the building recertification program is to get a set of trained eyes to inspect and determine how the building is aging. As well to identify any structural distress or electrical issues. If any deficiencies are found, recommend repairs so the building can continue to serve its purpose.

Miami-Dade adopted a strengthened milestone inspection program that reduced the inspection cycle from 40 to 30 years, among other changes. Florida recently enacted a new law that created a milestone inspection program across the entire state; it is currently limited to condominium and cooperative association buildings 3-stories or taller. Some Condominium and Cooperative law changes include not being able to waive reserves and providing a reserve study every 10-year to set maintenance reserve amounts.

All buildings and structures are covered, except; single family residences and duplexes; or agricultural exempt buildings; or minor buildings 2,000 square feet or less and having an occupancy load of 10 or less based on the building code classification, both conditions must apply (size and occupants). Occupancy is based on the potential occupancy load for the use classification in the code.If recertification notice is received, it is the owner’s responsibility to request an exemption in writing from the Building Official.

Visual inspection, identify any structural distress, perform non-destructive and/or destructive testing, when necessary, and load testing, when necessary. Review engineering documents, if available and review prior building recertification reports, if applicable.

The structural elements inspected are foundation (signs of ground settling), masonry bearing walls (settlement cracks), main structural elements such as columns, beams, and slabs (spalling), wall, floor, and roof structural framing systems (spalling, overloading, cracks), roof covering (condition of roofing membrane), windows and doors (leaking), and building façade (cladding, appurtenances, other).

The electrical elements inspected are: visually inspecting and describing the electrical service equipment supplying the building, identifying branch circuits, evaluating wiring, evaluating conduits to be free of corrosion and dents, inspecting emergency lighting, exit signs, fire alarm system, where applicable. An infrared thermography inspection must be performed on electrical systems operating at 400 amps or greater.

Obtain plans and documents for the building, if available. The professional must review original engineering to understand how the building is designed. Building violations must be investigated, and the professional must determine if they affect the structural and/or electrical elements of the building. The building code under which the building was built must be investigated. Buildings undergoing recertification do not need to conform to current codes.