RAS Engineering is a professional engineering company serving building managers and owners by providing advice, oversight restoration, and testing to ensure that all components of a build’s exterior and structure meet the standards necessary to provide quality durability and safe protection against the elements.
Why You NEED a 40-Year Recertification in Florida
Florida’s building stock faces salt air, wind, heat, and heavy use. If you own or manage a mid-life building, a 40-year recertification is not just a compliance task. It is a verified check on structural and electrical safety that protects people, preserves property value, and reduces costly surprises. RAS Engineering, P.A. supports owners, associations, and property managers with inspections, restoration design, and construction oversight so you can move from findings to fixes with confidence.
Note: Some counties and municipalities now trigger recertification or “milestone” inspections earlier than 40 years. The intent remains the same. Identify risk, document repairs, and keep occupants safe. RAS Engineering helps you plan and meet the right requirement for your location and building type.
What Is a 40-Year Recertification?
A 40-year recertification is a formal review of a building’s structural and electrical systems by licensed design professionals. The goal is to confirm that your property remains safe for continued occupancy and to list any required repairs. After the initial recertification, buildings typically repeat the process at ten-year intervals. Our team delivers clear, code-aligned reports and practical scopes that help you act decisively.
Who Must Recertify
Owners and associations responsible for larger or multi-story buildings usually fall under a recertification or milestone program once the building reaches the age threshold set by the local jurisdiction. Triggers and definitions vary by county and municipality. What does not change is your duty to keep occupants safe and your need for a reliable report that withstands permitting review.
What the Inspection Covers
A comprehensive recertification evaluates structural and electrical systems, with special attention to coastal and high-rise conditions. Typical structural elements include:
Foundations, columns, beams, slabs, and load paths
Balconies, guardrails, stair towers, and parapets
Parking decks and podium slabs, including post-tensioned systems
Facades and building enclosures that influence moisture management
Electrical review typically includes service equipment, feeders, distribution, grounding, and visible safety conditions. Where water intrusion or air leakage is suspected, coordinated enclosure diagnostics can confirm root causes and guide durable fixes. Learn more about test methods on Building Enclosures Testing.
Why Recertification Matters
Life safety: Early detection of spalling, corrosion, settlement, or compromised connections reduces risk to occupants and first responders.
Cost control: Finding issues at year 40 is far cheaper than emergency repairs at year 45.
Permit readiness: Clear documentation speeds approvals and keeps projects on schedule.
Insurance and financing: Lenders and carriers often require current reports or verified repair closeout.
Asset value: A well-maintained building with current certification is more attractive to buyers and tenants.
How to Prepare for a 40-Year Recertification
Assemble existing documents
Collect drawings, prior reports, repair records, and contractor warranties. Organize by system so your engineer can review quickly.Walk the property first
Make a list of visible concerns. Typical red flags include rust staining, cracks with displacement, spalled concrete, ponding on decks, and signs of water intrusion at windows or roof transitions.Plan for access
Ensure roof ladders, mechanical rooms, electrical rooms, and parking areas are open and safe for the field team. If your building has swing stages or rope descent systems, schedule access in advance.Coordinate enclosure testing as needed
If you see leaks during wind-driven rain, integrate targeted diagnostics during recertification. This aligns findings, design details, and budgets. See Building Enclosures Testing.Budget for repairs and energy improvements
Tie structural and enclosure repairs to energy and resilience upgrades where feasible. Our Energy Audit and Decarbonization Assessment identifies practical measures that lower operating costs while work is already planned.
What Happens After the Report
No required repairs: You submit the signed recertification package to the local building department. Keep copies for lenders and insurers.
Repairs required: Your engineer prepares specifications for restoration and repair drawings, supports bidding, and provides construction observation or special inspections as required.
Verification: Testing and closeout documentation confirm performance and help you maintain compliance for the next cycle.
Common Issues We Find at Year 40
Concrete spalling from chloride exposure and reinforcement corrosion
Fatigue and cracking at balcony slabs, stair landings, and rail attachments
Waterproofing failures at planters, pool decks, and parking structures
Window and curtain wall leaks that accelerate hidden deterioration
Electrical gear past service life or lacking adequate clearances and labeling
When problems surface, our forensic team identifies root causes and scopes a durable fix, not a patch. Explore our broader capabilities on Consulting Engineering.
Timelines, Notices, and Deadlines
Local jurisdictions issue official notices when your building reaches the trigger age. From the notice date, owners have a limited period to complete inspections and submit reports. If repairs are required, deadlines and phased schedules are set during permitting. Starting early gives your team time to coordinate access, budget approvals, and contractor mobilization.
The RAS Engineering Approach
Assess: Field investigation, targeted testing, and prioritized findings
Analyze: Calculations, risk evaluation, and code review
Engineer: Restoration specs with constructible details and phasing
Implement: Bidding support, construction observation, and special inspections
Verify: Closeout testing and documentation that satisfy reviewers and insurers
FAQs
Is a 40-year recertification the same as a milestone inspection?
They share the same purpose. Some locations still use the familiar 40-year framework while others trigger milestone inspections earlier. RAS Engineering confirms which rule applies to your building and aligns the scope accordingly.
How long does the process take?
Typical timelines range from a few weeks for straightforward properties to longer schedules for high-rise or complex sites. Early document collection and clear access save time. See Building Inspections for our process.
What if my report lists repairs
Your engineer prepares Specifications for Restoration and drawings, helps you procure qualified contractors, and observes work for compliance. Closeout testing verifies performance.
Should we combine enclosure, structural, and energy work
Yes, when feasible. Coordinating scopes reduces repeated access costs and improves long-term performance. Our Energy Audit and Decarbonization Assessment helps you target savings during planned repairs.
What if I am unsure about applicability
Contact our Consulting Engineering team. We will confirm triggers, deadlines, and a right-sized scope for your property.