Broward County · Building Safety Inspection Program (BSIP)  ·  Miami-Dade page →
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COUNTY: BROWARD
PROGRAM: BSIP · BORA POLICY #05-05
FIRST INSPECTION: 25 YEARS

Broward Building Safety Inspection, handled end to end.

Got a BSIP letter from your city? A field inspection team led by our Engineer of Record, Emilio Castro, P.E., inspects, seals and files your report, and doesn't bill you for tests Broward doesn't require.

Broward's program is not the same as Miami-Dade's "40-year recertification". Different starting age, different exemptions, different forms, filed with your municipality rather than the county. We do both, and we know which is which.

Get My Free Evaluation Report Urgent notice? Call (786) 505-5119
Watch: how recertification works in Miami-Dade and Broward2 minutes, from the county's letter to your certificate
25
Years: when Broward's first inspection is due, then every 10 years
90
Days from the city's notice to submit the sealed report
180
Days to complete required structural and electrical repairs
#41592
Florida P.E. License, Emilio Castro, Engineer of Record
48h
Free evaluation of your building's status and deadline
THE RULES, IN PLAIN ENGLISH

What Broward actually requires, and what it doesn't.

The Building Safety Inspection Program was created by the Broward County Board of Rules and Appeals in 2005 and updated in 2024. Here is what applies today.

Required

BORA POLICY #05-05 · BUILDINGS 25 YEARS AND OLDER
  • Structural inspection by a Florida-registered professional engineer or architect, with a sealed report.
  • Electrical inspection with a sealed report.
  • Report submitted to your city's building department within 90 days of notice.
  • Permits pulled and repairs completed within 180 days if deficiencies are found.
  • Re-inspection every 10 years after the first certification.
Each June, BORA publishes the lists of buildings due that year (25–39 years, 40 years, 50 years). Your city sends the notice, but the obligation is yours even if the letter never arrives.

Not required in Broward

DON'T PAY FOR THESE UNLESS YOUR CITY ASKS
  • Infrared thermography (thermoscan): required in Miami-Dade, generally not enforced in Broward.
  • Parking lot illumination study: a Miami-Dade Chapter 8C requirement, not a BSIP requirement.
  • Buildings under 3,500 sq ft are exempt, as are one- and two-family homes, U.S. and State buildings, and Broward School Board schools.
Some firms quote the Miami-Dade package to Broward owners. Our Broward proposals include only what your municipality will actually ask for. If your building official requests more, we add it, with your approval.
HOW IT WORKS IN BROWARD

From your city's letter to your certificate.

1

Notice and free evaluation

Your city's building department sends the BSIP notice. Send us the address and within 48 hours you'll know your deadline, whether your building is on BORA's list, and what to expect.

DAY 0
2

Inspection

Our field team, led by the Engineer of Record, inspects structure and electrical systems and captures drone aerial documentation of roofs and façades. No thermoscan or illumination charges unless your city requires them.

WITHIN 2 WEEKS
3

Sealed report and city filing

Emilio Castro, P.E. seals the structural and electrical reports on the Broward BSIP forms. We file with your municipality and act as your representative before the building official. Typically filed within 45 days of signing, half the county's 90-day deadline, so there is time left for repairs if needed.

WITHIN 45 DAYS
4

Repairs and certification

If deficiencies are found, we scope only what's required, coordinate contractors and permits, and manage the reinspection through your certificate.

WITHIN 180 DAYS
WHAT'S INCLUDED IN A BROWARD BSIP

Only what your building official will ask for.

STR

Structural Inspection and Sealed Report

Foundations, load-bearing walls, beams, columns, slabs, balconies and roof structure. Cracks, spalling, corroded rebar and moisture damage, documented with photos on the BSIP structural form.

ELE

Electrical Inspection and Sealed Report

Service equipment, panels, feeders, grounding, emergency lighting and exit signs, evaluated and documented on the BSIP electrical form.

AIR

Drone Aerial Documentation

High-resolution aerial photos and video of roofs, parapets and façades. Included in every inspection, with a clear before/after record for your board and your insurer.

FIL

Municipal Filing and Owner Representation

We file with your city's building department (Fort Lauderdale, Hollywood, Pembroke Pines, Miramar and every Broward municipality), request extensions when needed, and represent you before the building official.

REP

Repair Scope and Coordination

Repair drawings when required, contractor coordination, permits and reinspection, scoped to what Broward actually requires, not to the biggest possible job.

OPT

Thermography and Illumination, only if requested

If your building official specifically asks for an infrared study or a lighting survey, we add it at cost with your approval. We don't include it by default in Broward.

WHERE WE FILE

Every Broward municipality, filed with the right building department.

Broward doesn't have one central recertification office. Each city runs its own BSIP intake. We know the forms and the counters.

Fort LauderdaleHollywoodPembroke PinesMiramarCoral SpringsPompano BeachDaviePlantationSunriseDeerfield BeachTamaracWestonLauderhillMargateCoconut CreekHallandale BeachDania BeachOakland ParkLauderdale LakesCooper CityWilton ManorsUnincorporated Broward
FREE BUILDING EVALUATION · BROWARD

Find out if your building is on this year's BORA list in 48 hours.

Enter your property address and our team, working with our Engineer of Record, will confirm whether your building falls under BSIP, which city files it, your deadline, and what your report will actually need to include. No cost, no obligation. Small buildings (under 2,500 sq ft) start at $3,950, all-inclusive.

Condominiums & HOAsHotels & motelsApartment buildingsOffice & retailChurchesWarehouses & industrial
You'll receive your building's evaluation within 48 hours. Hablamos español.
BROWARD BSIP: FREQUENTLY ASKED

Common questions, straight answers.

Is the Broward BSIP the same as Miami-Dade's 40-year recertification? +
Similar purpose, different rules. Broward starts at 25 years (Miami-Dade at 30, or 25 near the coast), exempts buildings under 3,500 sq ft, files with your city rather than the county, and generally does not require thermography or a parking lot lighting study.
My building is 30 years old and I never got a letter. Am I off the hook? +
No. BORA publishes the list of buildings due each June and your city sends notices, but the obligation is the owner's regardless. If your building is on the list and you haven't inspected, the clock is already running.
What is BORA Policy #05-05? +
It's the Broward County Board of Rules and Appeals policy that created and governs the Building Safety Inspection Program. It sets the ages, deadlines, exemptions and forms, and it supersedes the state's SB-154 for Broward buildings.
Who can perform the inspection? +
The structural inspection must be done by a Florida-registered professional engineer or architect who seals the report. Our Engineer of Record, Emilio Castro, P.E. (#41592), performs and seals every structural and electrical report personally.
What happens after 90 days if I haven't filed? +
Your city can issue a Notice of Violation with daily fines, and open an enforcement case. Extensions are possible in some cities but must be requested before the deadline. We handle that request for you.
Do I need a thermoscan in Broward? +
Generally no. Infrared thermography is a Miami-Dade requirement, not a BSIP requirement. If your city's building official specifically requests one, we add it with your approval. Be careful with proposals that include it by default.
What if deficiencies are found? +
You have 180 days to pull permits and complete the required repairs. A deficiency report is a repair list, not a condemnation. We scope only what Broward requires, help you get competitive bids, and manage permits and reinspection.
Does the Milestone Inspection / SIRS also apply? +
Milestone Inspections and SIRS apply to condos and co-ops three stories and higher under state law, separately from BSIP. Two-story buildings are exempt from Milestone/SIRS but may still fall under BSIP by age.
Why do you fly drones? +
Roofs, parapets and upper façades are where deterioration hides and where it's dangerous to inspect on foot. Aerial photos and video give the engineer a complete view, and give your board a before/after record.
¿Hablan español? +
Sí. Todo el proceso (evaluación, propuesta, inspección y trámite con la ciudad) puede hacerse completamente en español.

Last reviewed: September 2026 · Technical content reviewed by Emilio D. Castro, P.E. (FL #41592), Engineer of Record