No — they're two separate requirements that run in parallel. The 40-year (Miami-Dade) and 50-year (Broward) recertification is a county ordinance predating the state law; the Milestone Inspection program is a statewide requirement created after the 2021 Surfside collapse, triggered at 30 years of age (25 if within three miles of the coast) for buildings three stories or taller.

Yes, if it's three stories or taller and located within three miles of the coast — the statewide Milestone Inspection trigger drops to 25 years for coastal buildings, well before the county's 40-year recertification would otherwise apply.

Often, yes — Miami-Dade and Broward have confirmed a properly scoped inspection covering both structural and electrical systems can satisfy both requirements simultaneously, provided a qualified engineering firm coordinates the scope to cover what both programs require.

The inspection itself doesn't require a permit, but any physical repair or renovation work the inspection report identifies as necessary does — structural repairs, electrical system upgrades, and related work all go through standard permitting.

We phase construction into defined zones and timeframes, keep at least one functional access route and set of amenities available at every stage, and coordinate closely with property management on tenant notification well ahead of any disruptive work.

A TI project is scoped, funded, and scheduled around one tenant's space and timeline. Commercial property renovation is scoped and funded by the building owner and affects every tenant in the building, requiring a very different approval and sequencing approach.

Yes, and it's often the more cost-effective approach — bundling required structural/electrical repairs with a planned repositioning project into a single capital project and mobilization typically costs less than running them as two separate efforts.

We'd recommend starting the structural/electrical assessment at least 12-18 months ahead of the applicable deadline — that gives enough time for the engineering report, any required repair design, permitting, and construction without the compressed timeline and expedited costs that come with waiting until the deadline is imminent.