Miami-Dade Recertification
Coral Gables’ Building Division mails the notices, and the reports are uploaded to the city’s permitting portal. One team delivers yours complete, on Miami-Dade’s templates.
- Engineer
- Juan Tercero, PE., M.Sc. · Florida PE 105256
Your city
How building recertification is handled in Coral Gables
In Coral Gables the City of Coral Gables Building Division mails the notices for the county’s building recertification. The completed report is prepared on Miami-Dade’s templates and uploaded to the city’s permitting web portal. What Coral Gables’ own pages and its Permit Requirements guide say follows, subject by subject.
- The notice
- The Building Division mails a Notice of Required Recertification to the owners of the buildings the program applies to; courtesy notices are also mailed ahead of it so that owners can prepare. Coral Gables’ program page also links, year by year, a Building Recertification List of the city properties required to recertify.
- Filing the report
- The completed report goes to the Building Official, uploaded electronically to what the program page calls the City’s permitting web portal. The Permit Requirements guide adds that the filing follows the city’s Electronic Submittal Guide, which covers digital signing and sealing and asks for PDF files.
- The city’s forms
- Coral Gables’ page asks for the report on Miami-Dade’s report templates. The Permit Requirements guide lists Miami-Dade County forms — the structural recertification, the building photos and the electrical recertification among them — and the program page points to guidelines for the structural component and for the electrical component of the report.
- What goes with it
- By Coral Gables’ page, a completed report includes the structural report, the electrical report and the professional’s cover letter or letters certifying that the electrical system and the building structure are safe for the intended use and occupancy. The same list has two parking-lot certification forms, one for guardrails and one for illumination, filed where they apply.
- Additional files
- With more than one building on the property, the city’s page asks for a site plan or survey that shows each building and clearly identifies the one the report covers. The Permit Requirements guide adds, if applicable, an infrared thermography inspection (which the guide ties to amperage), a Preliminary Inspection Report and a request for time extension.
- After filing
- Once the structure is in compliance, Coral Gables issues a Building Recertification letter. The program page does not describe the review before that letter. For permits in general, the city’s FAQ says reviewer comments are posted in the Citizen Self Service (CSS) Portal and corrections are also e-mailed; the Electronic Submittal Guide has corrections uploaded through a “Resubmit” button, with a note explaining them.
- Extensions
- The city’s page says the Building Official may grant extensions for good cause, provided affidavits are accepted stating that the building can stay occupied while it is undergoing recertification or waiting for a permit or repairs. That is all the page says about repairs; the county’s time for them is in the rows further down.
- If it is late
- Coral Gables’ page says that when the report is not submitted within the allotted time, the structure is deemed unsafe and non-compliant under the Miami-Dade County Code, and that not recertifying leads to a hearing with the City’s Construction Regulation Board. It adds that the Certificate of Occupancy may be revoked and that the Building Official may order the utilities disconnected.
Building office City of Coral Gables Building Division 427 Biltmore Way Coral Gables, FL 33134 Phone: (305) 460-5229
Read on the website of the City of Coral Gables Building Division:
When it applies
The deadlines that apply in Coral Gables
The schedule is Miami-Dade County’s, printed here for a building in Coral Gables; the date on your own notice is the one that counts.
- First due in Coral Gables: At 30 years — 25 for condominium and cooperative buildings of three or more stories within 3 miles of the coast.
- Then in Coral Gables: Every 10 years, for the life of the structure.
- Time to file in Coral Gables: 90 days from the Notice of Required Inspection.
- If repairs are needed in Coral Gables: 150 days from the Notice to finish repairs that need no permit and to obtain permits for the rest.
- Condominiums & co-ops in Coral Gables: The recertification serves as compliance with the state milestone inspection — no separate milestone report is filed.
Miami-Dade County’s rows, for Coral Gables. Source: Code of Miami-Dade County, Section 8-11(f) · Last verified:
Questions & answers
Questions boards in Coral Gables ask
What is the courtesy notice of required recertification that Coral Gables sent us?
Coral Gables’ page says courtesy notices are also mailed to property owners, ahead of time, so they can prepare for the recertification that is coming. It counts the time to file from receipt of the City’s Recertification Notice. Send us the one you are holding — a phone photo is enough — and we confirm what Coral Gables’ Building Division is asking for and by when.
How do we submit a recertification report in Coral Gables?
Electronically. The city’s page says the completed report is uploaded to the City’s permitting web portal — for permits, the city’s FAQ names the Citizen Self Service (CSS) Portal — and that no application is required to submit it. The Permit Requirements guide, though, has the line “Apply for: Building Recertification – Recertification”. Before anything is uploaded, we confirm with the Building Division which of the two it expects.
How long do we have to recertify a building in Coral Gables?
Coral Gables’ page counts the time from receipt of the City’s Recertification Notice (the number of days is the county’s, in the rows above), so keep the notice and note the day it arrived. The page also says the Building Official may grant extensions for good cause, provided affidavits are accepted stating that the building can stay occupied.
Which buildings in Coral Gables are exempt from recertification?
Coral Gables’ page says the only structures exempt are single-family residences, duplexes and minor structures; a note defines minor structures by the county code’s limits on occupant load and gross area. One caution when you read that page: the line under its title still gives the earlier age and the text below it another, while the ages in force are the county’s, in the rows above.
What happens in Coral Gables if we do not file the recertification report on time?
The city’s page says the structure is then deemed unsafe and non-compliant and that a hearing with the City’s Construction Regulation Board follows; the Certificate of Occupancy may be revoked and the Building Official may order the utilities disconnected. If the date on your Coral Gables notice has passed, send it to us all the same: we read it with the building’s history and reply with a proposal for the complete recertification.
One team
The complete recertification for a building in Coral Gables
Next step
Send the notice from the City of Coral Gables Building Division — a courtesy notice too; a phone photo is enough — or, with no notice yet, the address and the year built. We confirm what Coral Gables asks for and by when, and reply with a proposal for the complete recertification.
Next step
A county notice in your hand, a building that worries you or a new project — describe it and attach what you have. A phone photo of the letter is enough. You hear back from the engineer, with questions or with a written proposal.
The proposal is free. We usually reply within two hours.