Notice of Violation · Building Recertification  ·  Miami-Dade rules →  ·  Broward BSIP →
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DOCUMENT: NOTICE OF VIOLATION
PROGRAM: BUILDING RECERTIFICATION

Got a Notice of Violation for building recertification?

It has a case number, a code section and a deadline. After that date, the case can go to a Special Magistrate and fines can run up to $1,000 per day. Our licensed engineer inspects, writes and files your report before the deadline.

Send us the address and the notice. Within 48 hours you'll know exactly what your city is asking for, whether the deadline can be extended, and what it will cost to close the case. Miami-Dade, City of Miami, North Miami, Miami Beach, Hialeah, Doral, Coral Gables and every municipality in Miami-Dade and Broward.

Get My Free Evaluation Text your property address to (786) 505-5119 (or WhatsApp) and we'll send your free evaluation within 48 hours.
DUE IN DAYS
OFFICE OF BUILDING DEPARTMENTVIA CERTIFIED MAIL
NOTICE OF VIOLATION

Case Number: FYBRR-2026-00XXX

Code Section(s) violated: FORTY-YEAR BUILDING RECERTIFICATION

Corrective action required: THE BUILDING RECERTIFICATION REPORT IS DUE. Please submit the thirty (30) year or ten (10) year report along with the required application fee.

You are hereby instructed to correct said violation(s) by [deadline]. Failure to comply may result in referral to the Code Compliance Special Magistrate. A fine of up to $1,000 per day may be assessed and recorded as a lien against the property.

Illustrative, based on a real notice issued by a Miami-Dade municipality in 2026.

48h
Free evaluation: what the notice requires, your real deadline, and the cost to close it
#41592
Florida P.E. License, Emilio Castro, Engineer of Record
2 wks
Typical time to inspection once the proposal is signed
45
Days, typically, from signing to sealed reports filed with your city
Hundreds
Of buildings certified in Miami-Dade and Broward since 1989
WHAT THE LETTER MEANS

It's a code enforcement case, not a reminder.

The County or your city reviewed the tax rolls, found that your building has reached the age for recertification, and has not received the sealed structural and electrical reports. The notice opens a case with a number, a deadline and a path to the Special Magistrate. Here is what each line on it means:

IF YOU MISS THE DEADLINE

What the notice says can happen, in its own words.

These figures are printed on the notices Miami-Dade municipalities send. They are the maximums the Special Magistrate can impose; in practice, engaging an engineer and requesting an extension before the date is what keeps a case from getting there.

$1,000
Per day, for a first violation, from the date the Magistrate sets until compliance is confirmed.
CH. 162, FLA. STAT. · CITY CODE
$5,000
Per day for a repeat violation, and up to $15,000 if the violation is found to be irreparable.
CH. 162, FLA. STAT. · CITY CODE
Lien
A certified copy of the order can be recorded in the public records as a lien against the property and any other property you own, plus hearing costs.
RECORDED IN PUBLIC RECORDS
IT ALREADY HAPPENED · HIALEAH, SEPTEMBER 2026

From an overdue recertification to a foreclosure notice.

This is a real Notice of Intent to Foreclose that a Hialeah property owner received in September 2026. The unpaid recertification fines had become a $28,500 lien, and the City gave the owner 45 days to pay before filing for foreclosure.

Notice of Violation→Fines→Lien→Foreclosure

Under Florida law (s. 162.09(3), F.S.), once a code enforcement lien has gone unpaid for three months, the city may move to foreclose on it or sue for the amount plus interest. A homestead cannot be foreclosed for these liens; commercial and investment properties can. This is general information, not legal advice.

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City of Hialeah Notice of Intent to Foreclose, September 2026, amount due $28,500, with the owner, address and case number removed
Real notice, September 2026. Owner, address and case number removed. Shared with the owner's permission.
WHAT WE DO ABOUT IT

From the notice in your hand to a closed case.

1

Read the notice, confirm the deadline

Send us the address and a photo of the notice. Within 48 hours we tell you what your city is asking for, whether the deadline is realistic, whether an extension is possible, and the fixed cost. No obligation.

DAY 0–2
2

Inspection by the Engineer of Record

Our field team, led by Emilio Castro, P.E., inspects structure and electrical, runs the thermoscan where required, and captures drone documentation of roofs and façades. Typically within two weeks of signing.

WITHIN 2 WEEKS
3

Sealed reports, filed as your representative

Reports are prepared on the County or city forms, sealed by our P.E., and filed with the building department under your case number. If more time is needed, we request the extension before the deadline, not after.

WITHIN 45 DAYS
4

Repairs (only if required) and case closed

If the reports list deficiencies, we scope only what the code actually requires, coordinate contractors and permits, and schedule the re-inspection so the city closes the case and issues your recertification.

CASE CLOSED
FREE EVALUATION · NOTICE OF VIOLATION

Tell us the address and the case number. We take it from there.

Within 48 hours you'll receive, in writing: what the notice requires, your real deadline and whether it can be extended, any other open cases on the property, and a fixed price, filing included. Buildings up to 4,000 sq ft start at $3,150, filing included; larger buildings from $3,950. No cost, no obligation.

Condominiums & HOAsHotels & hostelsApartment buildingsOffice & retailChurchesWarehouses & industrialMixed-use
You'll receive your evaluation within 48 hours. Hablamos español.
NOTICE OF VIOLATION: FREQUENTLY ASKED

Common questions, straight answers.

What does a Notice of Violation for building recertification mean? +
It means the County or your city has determined that your building has reached the age at which a recertification report (structural and electrical, sealed by a Florida P.E.) is due, and that report has not been submitted. It is a code enforcement case with a deadline, not just a reminder.
What happens if I miss the deadline on the notice? +
The case can be referred to the Code Compliance Special Magistrate, who can impose fines of up to $1,000 per day for a first violation and $5,000 per day for a repeat violation, plus administrative costs. A certified copy of the order can be recorded as a lien against the property.
The notice says "30-year or 10-year report". I thought it was 40 years. +
After Senate Bill 4D, Miami-Dade moved the first recertification to 30 years (25 within 3 miles of the coast), with follow-up reports every 10 years. Cities now word their notices that way. Everyone still calls it the 40-year recertification, and the process is the same.
Can you get an extension? +
Often, yes. Once we are engaged and the inspection is scheduled, we contact the building department as your representative and request the time needed to complete and file the reports. Requesting it before the deadline is what matters; after the deadline the case may already be on a hearing calendar.
I never received the notice. Does that help? +
No. The obligation follows the building's age, not the letter. Notices go by certified mail to the owner on the tax roll, and cases proceed whether or not the letter was picked up. If you found a case online, treat it the same way.
¿Hablan español? +
Sí. Todo el proceso (evaluación, propuesta, inspección y trámite con el Condado o 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