Every building, every clock, one screen.
14 sample buildings running on real Florida rules — FS 553.899 · FS 718.112 · verified county overlays. Click a row for the building's full statutory chain. Day counts are computed live against today's date.
| Building | Next obligation | Due |
|---|
The county overlay record.
Every rule line below is sourced and date-stamped — this is the real verification record behind the demo, not sample data. Where county code and county practice differ, both are on file. Where we haven't verified, we say so.
Collier
Ord. 2022-42 → amended 2023-41 → amended 2024-48
RULE CHANGED TWICE IN TWO YEARS
Collier
The 25-year coastal trigger is left to the Building Official's discretion (as amended by Ord. 2023-41).
MUNICODE SEC. 22-429, CURRENT THROUGH ORD. 2026-06 · VERIFIED 2026-06-12The county's official page applies the coastal-25 schedule as published: within 3 miles of saltwater → 25 years; more than 3 miles → 30. Coastal CO bands: before Jul 1997 → DEC 31, 2024 · Jul 1997 – Dec 1999 → DEC 31, 2025 · Jan 2000+ → 25th-anniversary year. Non-coastal bands: before Jul 1992 → DEC 31, 2024 · Jul 1992 – Dec 1994 → DEC 31, 2025 · Jan 1995+ → 30th-anniversary year. One county, two parallel transition tables.
COLLIER.GOV MILESTONE INSPECTIONS · HUMAN-VERIFIED + SAME-DAY ARCHIVE 2026-06-12Plan to the stricter practice; confirm with the Building Official.
Engineer files a phase-two progress report within 180 days of the Phase 1 report; the Phase 2 report is due on that report's schedule; one 60-day extension possible.
SEC. 22-429.D.2 + D.4 · VERIFIED 2026-06-12Necessary permits within 150 days of the Phase 2 report; repairs commence within 365 days; a single 60-day permit extension.
SEC. 22-429.E.1 + E.4 + E.5 · VERIFIED 2026-06-12$50 → $500 per report from Jan 1, 2026 (10×) · $150 extension fee · reports on FBC Existing Building Ch. 18 standard forms, filed through the GMCD portal.
COLLIER.GOV "FEES, EXTENSIONS & PENALTIES" · VERIFIED 2026-06-12The clock nobody tracks: while repairs run, the engineer's occupancy letter is valid at most 180 days — it renews for as long as repairs continue.
SEC. 22-429.E.2 · VERIFIED 2026-06-12Misdemeanor; fine up to $500 — each day of non-compliance a separate offense — and if repairs don't commence, an unsafe-occupancy review.
ORD. 2022-42 §5 · HUMAN-VERIFIED 2026-06-12 · ARCHIVED PDFS ON FILEMiami-Dade
Own recertification program since 1975 (Ord. 75-34); aligned with the state act Jun 1, 2022.
MIAMIDADE.GOV RECERTIFICATION · VERIFIED 2026-06-11Trigger: ≤3 mi of coast + built 1998+ → 25 years, then every 10 · others (1993+) → 30 years · pre-1983 buildings continue on existing 40-year schedules.
MIAMIDADE.GOV + KLINEENGINEERED.COM + EASTERNENGINEERINGGROUP.COM · VERIFIED 2026-06-11State milestone and county 40-year recert are separate obligations — they run in parallel. A firm tracks both.
CUETOENGINEERING.COM · VERIFIED 2026-06-11Broward
≤3 mi of coast → 25 years; others 30; then every 10. Own recert rules with broader scope, including electrical.
MIAMIREALTORS COMPARISON GUIDE (L. PEREZ) · VERIFIED 2026-06-11Pinellas
Mandatory registration through the Pinellas County Access Portal — the county accepts reports for unincorporated areas + listed municipalities (since Jun 24, 2024). The process starts at portal registration; the unprepared stall at step one.
PINELLAS.GOV CONDO-MILESTONE-INSPECTIONS · VERIFIED 2026-06-11Tampa
Own Construction Services intake; applies the state baseline and publishes Phase 2 = Phase 1 report +180 days explicitly. Tampa ≠ unincorporated Hillsborough — check your municipality.
TAMPA.GOV CONDO-RECERT · VERIFIED 2026-06-11Longboat Key
Separate application per building; engineer-signed + notarized; every page of the report signed and sealed; $500 processing fee; delivery by e-mail, mail, or in person. Even a town can invent its own paperwork ritual — and fee.
LONGBOATKEY.ORG/209/BUILDING-RECERTIFICATION · VERIFIED 2026-06-11St. Augustine Beach
Publishes prior-report acceptance rules — the 10-year cycle runs from the accepted report's date.
STAUGBCH.COM/BUILDING · VERIFIED 2026-06-11State baseline applies — as far as we verified
State baseline applies as far as we verified — a county may impose stricter rules; verify with your local building department. Honest gaps stay visible until a human verifies them.
These rules change. Get the notice when one does.
Collier amended its ordinance twice in two years; its report fee just went 10×. We watch 21 official sources weekly and send the dated, sourced change when a county moves. Change notices only; no sales sequence.
What the board sees.
A read-only page per building — clocks, documents, next obligations, your firm's name on top. This is what you hand out at the board meeting. Print it as-is.
Saltmeadow Key
- Apr 15, 2026County certified letter received ✓COLLIER PRACTICE: LETTER MAILED THE YEAR DUE · GMCD: MI PHASE 1
- Apr 27, 2026All unit owners notified ✓NOTICE +14 DAYS · FS 553.899
- Oct 12, 2026Phase 1 inspection & reportLETTER +180 DAYS · FILING FEE $500/REPORT (FROM JAN 1, 2026)
- —Report filed + summary distributed to ownersREPORT +45 DAYS — SCHEDULED ONCE THE REPORT FILES
- County certified letterAPR 15, 2026AVAILABLE IN PRODUCT
- Owner notice — mailing recordAPR 27, 2026AVAILABLE IN PRODUCT
- Engineer engagement letterMAY 8, 2026AVAILABLE IN PRODUCT
- GMCD portal registration recordMAY 12, 2026AVAILABLE IN PRODUCT
Fourteen buildings, one glance.
Where every clock stands, by phase. Columns adapted from Collier's GMCD portal status taxonomy — the categories a county itself uses to track your buildings.
COLUMN TAXONOMY ADAPTED FROM COLLIER GMCD PORTAL (OPEN / MI PHASE 1 / MI PHASE 2 / MI PHASE PERMIT / MILESTONE COMPLETED) · COLLIER.GOV · VERIFIED 2026-06-12The second clock, on one calendar.
PREVIEWSIRS runs every 10 years — and since JAN 1, 2026 it feeds every annual budget, not a once-a-decade binder.
| Next SIRS due | Buildings (sample portfolio) |
|---|---|
| 2026 | Cordgrass Villas TAMPA · Seagrass Commons MIAMI-DADE |
| 2027 | Tidewatch Towers MIAMI-DADE · Crescent Harbor MIAMI-DADE |
| 2028 | Pelican Reach B BROWARD · Saltmeadow Key COLLIER · Kestrel Point PINELLAS |
| 2029 | Gulfspire Plaza Residences TAMPA · Bittern Landing PINELLAS · Beaconfield Cove DUVAL |
| 2030 | Mangrove Court COLLIER · Marlbank Ridge BROWARD · Wrackline Terrace COLLIER · Kedge Bay North DUVAL |
Sample SIRS anchors — in the product these load from each building's last study. The rule underneath is real: ten-year cycle, no structural waivers, every budget season.