Structural Inspections in Broward County: The Complete 2026 Guide for Property Owners

If you own or manage a building in Broward County, the rules for structural inspections in Broward County have changed dramatically in recent years. What was once a straightforward 40-year recertification program has evolved into a more rigorous, more frequent requirement that catches many property owners off guard. The shift from 40 years to 25 years has significant implications for budgets, planning, and legal compliance.

At Ask G Batista, we have completed thousands of building inspections across Broward County, from Hollywood to Sunrise, Margate to Fort Lauderdale. We have seen firsthand how confusion about the new rules leads to missed deadlines, fines, and unnecessary stress. This guide cuts through the noise and gives you clear, actionable information about what structural inspections in Broward County actually require in 2026, who must comply, and how to navigate the process successfully.

What Are Structural Inspections in Broward County?

Structural inspections in Broward County are part of the Building Safety Inspection Program (BSIP), administered by the Broward County Board of Rules and Appeals (BORA) and enforced by each municipality's building department . The program requires periodic structural and electrical safety inspections of buildings as they age, ensuring they remain safe for continued occupancy.

The program was originally created in 2005 and became effective throughout Broward County in January 2006, requiring inspections for buildings 40 years old or older . However, following the Surfside condominium collapse and the passage of Senate Bill 4-D, Broward County revised its program to align with new state requirements—and the most significant change was lowering the trigger age from 40 to 25 years .

The Purpose Behind the Program

The goal is straightforward: determine the general condition of a building as it affects safety, including identifying any necessary maintenance, repair, or replacement of structural or electrical components . These inspections are not about bringing older buildings up to current code. They are about confirming that the building is safe for its occupants as it currently stands .

Who Must Comply with Structural Inspections in Broward County?

Understanding whether your building falls under the BSIP requirement is the first step toward compliance.

Covered Buildings

Structural inspections in Broward County apply to buildings that are:

• 25 years of age or older (based on the certificate of occupancy date)

• Three stories or higher in height

• 3,500 square feet or more in gross floor area

Once a building completes its first inspection, subsequent inspections are required every 10 years, regardless of when the previous report was finalized .

Exemptions

Not every building needs to comply. The following are exempt from the Broward County BSIP:

• One- and two-family dwellings

• Fee simple townhouses as defined in the Florida Building Code

• Buildings under 3,500 square feet

• U.S. Government buildings

• State of Florida buildings

• Schools under the jurisdiction of the Broward County School Board

• Buildings built on Native American tribal lands

If you believe your building qualifies for an exemption, you should still verify with your local building department to avoid any misunderstandings.

The 25-Year Rule: What Changed and Why It Matters

For decades, Broward County property owners planned for their first structural inspection at the 40-year mark. That timeline no longer applies.

The Shift to 25 Years

Under the revised program, buildings now require their first inspection at 25 years of age, not 40 . This change was driven by state legislation (F.S. 553.899) following the Surfside tragedy, which sought to identify structural deterioration earlier before it becomes a safety crisis.

The City of Weston explains the change plainly: "The major change to the program is that buildings will now be required to have that initial inspection at 25 years of age instead of 40" . Pembroke Pines echoes the same guidance .

What If You Already Completed a 40-Year Inspection?

If your building already completed a 40-year inspection under the old rules and you are on a 10-year cycle, you continue with that schedule. However, you now have an additional requirement: the Structural Integrity Reserve Study (SIRS), which is a separate but related obligation for condominium and cooperative buildings .

What the Inspection Covers

A Broward County structural inspection is not a casual walkthrough. It is a professional evaluation conducted by a Florida-licensed engineer or architect, and it covers two primary disciplines.

Structural Inspection

The structural portion examines the building's load-bearing elements and general condition. The inspecting professional looks for signs of distress and deterioration, including:

• Foundation condition and settlement

• Masonry bearing walls

• Columns, beams, and slabs for cracking, spalling, or excessive deflection

• Floor and roof framing systems

• Roof covering condition

• Windows and exterior doors

• Any conditions affecting structural safety

Electrical Inspection

The electrical portion evaluates the building's electrical systems for safety. Only a Florida-licensed engineer competent in the electrical field may perform this inspection . Key areas include electrical service equipment, branch circuits, grounding and bonding, emergency lighting, and fire alarm systems. Thermal imaging is not required but may be used at the inspector's discretion .

The Inspection Process: Step by Step

Navigating structural inspections in Broward County requires coordination with your municipality, your engineering team, and your building's schedule.

Step 1: Receive and Review the Notice

Your local building department will send a Notice of Required Inspection when your building becomes due. The notice identifies your building, explains why it is subject to the program, and outlines the applicable deadlines . Verify that the letter is from the city where your property is located .

Step 2: Hire a Qualified Professional

You must engage a Florida-licensed professional engineer or architect to perform the inspection. The professional must be qualified by training and experience in the relevant technical fields . Confirm that your inspector is familiar with Broward County reporting requirements and your municipality's submission procedures .

Step 3: Schedule and Perform the Inspection

The inspecting professional will coordinate access to areas including roofs, balconies, parking garages, electrical rooms, mechanical spaces, and other common areas. Gather any existing building documentation—previous reports, repair records, structural drawings—to assist the evaluation .

Step 4: Submit the Reports

Completed structural and electrical inspection reports are submitted to your local municipality. In many Broward County municipalities, reports must generally be submitted within 180 days after the official inspection notice is issued . Confirm the exact deadline stated in your notice.

Step 5: Complete Required Repairs

If deficiencies are identified, repairs must generally be completed within 180 days, although limited extensions may be available when justified and approved by the municipality . Required repairs must be permitted and inspected in accordance with the Florida Building Code .

Consequences of Non-Compliance

Failing to complete structural inspections in Broward County is not a minor issue. Municipalities have mechanisms to enforce compliance, and the costs escalate quickly.

Fines and Penalties

Several Broward municipalities impose daily fines for non-compliance. In Margate, for example, failure to complete the inspection within the allocated timeframe results in fees starting at $500 per day . Fort Lauderdale has pursued special magistrate cases resulting in fines of $100 per day for failure to submit required inspection reports .

Building Official Intervention

If a property owner fails to submit a report by the deadline, some municipalities will proceed to have an independent engineer conduct the inspection at the owner's expense, without the need for additional notices . A notice of violation may also be issued, with additional daily fines and potential evacuation if conditions warrant .

Frequently Asked Questions

What triggers a structural inspection in Broward County?

Buildings 25 years of age or older, three stories or higher, and 3,500 square feet or more must complete an initial inspection, then every 10 years thereafter.

Who can perform the inspection?

Only a Florida-licensed professional engineer or registered architect can perform the structural inspection. The electrical inspection must be performed by a Florida-licensed engineer competent in the electrical field.

What is the deadline for submitting the inspection report?

In many Broward municipalities, reports must be submitted within 180 days of receiving the Notice of Required Inspection. Confirm the exact deadline in your notice.

What happens if repairs are needed?

If deficiencies are identified, repairs must generally be completed within 180 days. Limited extensions may be available with approval from the building official.

Do I need to bring my building up to current code?

No. The purpose of the program is to confirm that the existing building is safe for occupants. The building does not need to be brought up to current code, though any repairs performed may need to comply with today's code .

Does the Broward inspection satisfy the state milestone inspection requirement?

Yes. The Broward County Building Safety Inspection Program incorporates the state milestone inspection requirements. Buildings that complete the BSIP satisfy compliance for both the local and state inspection obligations .

What is the penalty for missing the inspection deadline?

Penalties vary by municipality. Margate imposes fines starting at $500 per day, and Fort Lauderdale has pursued special magistrate cases with daily fines. Some cities will hire an independent engineer at the owner's expense if the report is not submitted on time.

Conclusion

Structural inspections in Broward County have evolved significantly from the old 40-year recertification model. The shift to a 25-year trigger means more buildings are subject to inspection sooner, and the consequences of non-compliance are real—daily fines, municipal intervention, and potential safety hazards that put occupants at risk.

At Ask G Batista, we specialize in helping Broward County property owners navigate these requirements with confidence. Our team brings decades of engineering and construction expertise to every inspection, from the initial site visit to the final report submission and any required repair oversight. We understand the unique challenges facing South Florida buildings—salt air, humidity, aging infrastructure—and we know how to translate those challenges into compliant, actionable solutions.

Contact Ask G Batista today to schedule your structural inspection or to speak with our team about your building's specific compliance needs. Let us help you protect your investment and ensure your property remains safe for years to come.