Thinking about opening up a kitchen, redoing baths, or installing impact windows in a Surfside high‑rise? Condo renovations here follow a different playbook than single‑family homes. You want a beautiful result without delays, fines, or surprise costs. This guide walks you through approvals, permits, timelines, and coastal building realities so you can plan with confidence. Let’s dive in.
What changed after 2021
Florida expanded building‑safety rules for condos after the Surfside tragedy. Buildings three stories or higher now face recurring “milestone” structural inspections, with the first due at 30 years from completion, or 25 years for coastal buildings, then every 10 years after that. If deterioration is found, a deeper phase‑2 inspection follows. See the state’s milestone framework in Chapter 553 of the Florida Statutes for details and definitions. Florida milestone inspections overview
Miami‑Dade also runs a separate recertification program with local notices, deadlines, and professional engineer reports, which applies to Surfside buildings. Miami‑Dade recertification program
In 2025, state leaders adjusted timelines and funding options for associations to help them comply with safety laws and finance needed repairs. That flexibility can still affect owner timelines and budgets. 2025 Florida condo safety updates
Why this matters for your remodel
- Buildings in inspection or repair cycles may pause non‑urgent interior work or add extra engineering reviews.
- Boards often require documentation that your project will not impact structural elements or waterproofing.
- Expect more coordination and lead time if your scope touches slabs, risers, windows, or balconies.
Association approvals: what boards require
Florida condominium law bars unit work that harms common elements or building safety. It also sets rules for “material alterations” and addresses hurricane protection. Your declaration and rules explain what needs approval and who is responsible for windows or shutters. Condo alterations and hurricane protection (718.113)
When you must seek approval
- You plan to remove or modify walls, add slab penetrations, or change firestopping.
- You will affect plumbing or electrical risers, balcony or terrace components, or waterproofing.
- You want to replace windows or doors. Even if owners are responsible, boards typically require you to meet the building’s specifications and local code.
What to submit to the board
- An application per your ARC/board process.
- Sealed plans if structural or major systems are involved.
- Contractor license and insurance, proposed schedule, and how you will control noise, dust, and water.
- Product approvals for windows/doors if applicable.
Surfside permits and review timelines
Most projects require permits for building, electrical, plumbing, or mechanical work. Surfside uses an online portal that lists required documents like plans and product approvals. Surfside online permitting portal
Miami‑Dade plan review times vary by scope and completeness. Small permits can be quick, while complex projects commonly go through multiple review cycles. Miami‑Dade plan review guidance
Typical timelines to expect
- Small non‑structural interiors with complete paperwork: about 1 to 4 weeks for permits, sometimes faster.
- Projects needing sealed plans, window/door NOAs, or multi‑department reviews: 4 to 12+ weeks is common.
- Add time for board/ARC approval and any buildingwide engineering coordination.
Contractors and licensing
- Verify state licensing for your contractor and relevant trades. Use the Florida DBPR search before you sign. Check a Florida contractor license
- Condo associations typically require proof of insurance and written contracts that state who pulls permits.
- Owner‑builder permits are often limited and may not apply to condo units. Confirm with the building department and your association before assuming this route is allowed.
Coastal building realities you should plan around
Surfside’s oceanfront environment is hard on concrete and metal. Boards and engineers watch closely for spalling, corrosion, and failed waterproofing, especially near pool decks, planters, garages, and balconies. This is why even “inside the unit” work can trigger engineering sign‑offs.
- Balcony and terrace areas are often common or limited common elements, so you cannot alter slabs or waterproofing without association and engineer involvement.
- Window and door replacements must meet local wind‑borne debris standards. In Miami‑Dade, that typically means approved impact products with a Miami‑Dade Notice of Acceptance and proper installation. Impact standards and product approvals
- In older buildings, painted surfaces or certain materials may involve lead or asbestos. Make sure your contractor follows federal and state rules for RRP and abatement. EPA RRP program for lead
Budget and resale: what buyers and sellers should know
Association safety mandates now include structural integrity reserve studies and regular inspections, with evolving deadlines and funding tools. Buyers, lenders, and insurers often ask for these documents during transactions, and they can influence pricing and timing. State update on reserve and funding flexibility
- Sellers: gather milestone inspection reports, reserve studies, and recent engineering findings before you list. Many buyers expect them, and recent state changes expanded document review rights. Buyer document review and disclosure updates
- Buyers: request ARC standards, inspection reports, reserve studies, meeting minutes, and any approvals for recent or planned work in the unit and building. Confirm whether assessments are pending and how they could affect your renovation budget.
Quick renovation roadmap
- Define scope and timeline.
- Review your condo docs and ARC standards.
- Consult a licensed design professional if structural or system changes are involved.
- Secure board/ARC approval with complete submittals.
- Prepare your permit package in Surfside’s portal with required product approvals.
- Hire and verify licensed, insured contractors.
- Schedule inspections and close permits once work is complete.
A smart plan, the right team, and clear communication with your association make Surfside renovations go smoother. If you want a second set of eyes on building docs, timelines, or resale strategy, reach out. Leonor Ortiz brings deep condo expertise and concierge‑level guidance to help you move from idea to done.
FAQs
Do I need board approval for interior condo renovations in Surfside?
- Yes in most cases when work affects structure, waterproofing, windows/doors, or shared systems. Many buildings also require notice or standard forms for cosmetic updates. Always check your declaration, rules, and ARC procedures before hiring a contractor.
How long do Surfside condo permits usually take?
- Small, non‑structural permits can be issued in weeks. Projects with sealed plans, product approvals, or multi‑department reviews often take 4 to 12+ weeks, plus board approval time.
Are impact windows required in Surfside high‑rises?
- When replacing windows or exterior doors, you typically must use approved impact‑rated products and submit product approvals with your permit. Associations also maintain specifications you must follow.
Can I act as an owner‑builder for a condo unit remodel?
- Often no. Owner‑builder options are limited and usually geared to single‑family homes. In condos, associations and local rules frequently require licensed contractors to pull permits.
How do milestone inspections affect my remodel timeline?
- If your building is under inspection or scheduled for repairs, boards may pause or condition renovations to protect safety and coordinate work. Plan for extra lead time and potential engineering reviews.
