Recertification here is older than the state law
Miami-Dade's building recertification program grew out of the 1974 collapse of a federal building in Miami that killed seven people, and for decades it required recertification at 40 years. After the Champlain Towers South collapse in Surfside on June 24, 2021, which killed 98 people, the county moved to a 30-year cycle, with 25 years for newer coastal condos and co-ops. Under guidance issued in October 2024, the county's recertification satisfies both phases of the state milestone inspection, so associations file one inspection rather than two.
What that means for a buyer
Ask where the building is in its recertification: whether the report is filed, whether it called for repairs, and whether those repairs are funded and underway. A building mid-way through concrete or balcony restoration is often ineligible for Fannie Mae until the work is finished — and financeable by a portfolio lender that is comfortable with the repair plan.
The Miami-Dade condo market, August 2026
Miami Realtors reported a median condo price of $408,000 in August 2026, essentially flat on the year, on 911 sales. Inventory stood at 11,495 units, down about 9% from a year earlier, and supply at 12.1 months — the deepest of the three South Florida counties. Half of condo sales were cash.
Where Miami-Dade buyers get stuck
- Oceanfront towers from Miami Beach to Sunny Isles working through recertification repairs — see assessments.
- Hotel-branded residences and rental-program buildings in Miami Beach and Brickell — see condotels.
- New towers still selling in Brickell, Edgewater and the urban core — see new construction.
- Master insurance deductibles above the 2026 cap — see insurance.
Sources, checked September 2026: Florida DBPR condominium project counts (downloaded September 29, 2026) · Miami-Dade County building recertification · Miami-Dade Board of Rules and Appeals memo, October 25, 2024 · WLRN, June 2021 · Miami Realtors, August 2026 Miami-Dade report · Fannie Mae Selling Guide B4-2.1-03, Ineligible Projects. Agency guides change; a lender confirms the rules in force on your application date.
Common questions
Does Miami-Dade still require 40-year recertification?
No. The county moved to a 30-year cycle, with 25 years for coastal condos and co-ops of three or more stories built since 1998, and its recertification satisfies the state milestone inspection.
Can I finance a Miami Beach condo in a building doing recertification repairs?
Often through a portfolio lender, depending on how far along and how well funded the repairs are. A conventional loan usually waits for completion.
What is the median condo price in Miami-Dade?
$408,000 in August 2026, according to Miami Realtors.
Are Brickell condo-hotels financeable?
Many are, through lenders that finance condotels. Fannie Mae and Freddie Mac do not.