What to Look for (and Avoid) in Older Miami Beach Condos - Protect your investment in 2025’s evolving market

Thinking about buying a condo in Miami Beach?

The charm and character of older buildings can be incredibly appealing — but with new Florida regulations in place, buyers need to know exactly what they’re walking into.

Here’s what you should be paying attention to before making a move:

1. Recertification Requirements Are Stricter Than Ever

Miami-Dade County now requires milestone inspections at 30 years (or 25 near the coast) and every 10 years after that. This includes structural and electrical assessments that can uncover major repair needs — and trigger costly improvements.

2. Reserve Funding is No Longer Optional

After the Surfside tragedy, Florida law now mandates that associations conduct Structural Integrity Reserve Studies (SIRS) and fully fund reserves. This means:

• No more waived reserves

• Higher monthly fees in some buildings

• More financial transparency required from HOAs

3. Special Assessments Are on the Rise

Many older buildings are issuing large special assessments to cover upcoming repairs and to meet legal requirements. These can range from $20K to over $100K per unit. Always ask:

• Are any assessments pending or planned?

• Are reserves currently funded?

4. Smart Buyer Due Diligence
Protect yourself by requesting:

• The building’s most recent recertification or milestone report

• Reserve study & SIRS

• Board meeting minutes

• Any known upcoming repairs or insurance changes

✅ What to Look For
✔️ Solid financials & healthy reserves
✔️ Updated reports and building compliance
✔️ Clear, consistent communication from the association

🚫 What to Avoid
❌ Unclear or missing recertification info
❌ Deferred maintenance
❌ Buildings with large unannounced assessments

Why This Matters

In Miami Beach, most condos are over 30 years old, and these changes are affecting values, sales timelines, and buyer financing options. The more informed you are, the better positioned you’ll be.

Thinking about buying or selling an older condo?

Let’s have a conversation about building health, timing, and long-term value. I’m here to help you make the smartest move possible.