How it works
BuildingDue is a daily lead feed built from South, Central & North Florida public records. The timing of this work is set by law or written on a permit, and the data is published. We read it every day, work out what it means for each trade, and check it against what has actually been filed.
A feed for each industry
Each feed is built from the records that matter to that work; its page lists them.
Engineering, restoration and condo management
The law that creates the work
Miami-Dade section 8-11(f)
Structural and electrical recertification at 25 years for buildings within 3 miles of the coast and 30 years inland, then every ten years. Non-compliance goes to code enforcement, strictly enforced since Surfside.
Florida statute 553.899
The statewide milestone inspection: condominium and co-op buildings three storeys and up, on the same 25/30-year rule. Buildings already past that age had to complete their first inspection by 31 December 2024 — a large catch-up cohort still working through it.
Requirements vary by jurisdiction and change over time. Treat this as a prompt to check, not a legal determination.
Two kinds of lead
A case or permit already exists: a recertification case opened by the county, a permit pulled at a city desk. Timely, but every competitor watching the same portal sees it the same morning. We still deliver these: they show which buildings are moving now and which contractors are winning the work.
Cycle timing follows from the year a building was built, which the property appraiser publishes for every parcel. So next year's due list can be calculated today — before any notice is mailed, any case is opened, or anyone else calls the association.
Calculated due dates are checked against filings on record, so each building is marked already recertified, open, under enforcement, or — the valuable one — past its cycle with nothing on file. Where we lack filing coverage for a jurisdiction, we say so rather than imply an absence we cannot support.
Where the records come from
| Jurisdiction | What we read | How often |
|---|---|---|
| Miami-Dade County | Recertification portal cases and their history; 8-11(f) cycle forecast from parcel data; county building permits | Daily, history weekly |
| City of Miami | Building permits since 2014; the city's recertification archive, used to resolve buildings rather than as leads | Daily / weekly |
| City of Miami Beach | Permit activity from the city's self-service system | Daily |
| Broward County | Condominium parcels grouped into buildings for the milestone forecast | Weekly |
| Palm Beach County | Condominium parcels grouped into buildings for the milestone forecast | Weekly |
Live counts, straight from the database, are on the coverage page.
What you receive
One email per weekday morning
Filtered to your trades, zip codes and minimum job size. On a quiet day we send nothing rather than pad it.
Never the same building twice
Every delivery is recorded; a building you were sent does not come back unless something material changes.
Ranked by urgency, not by dollars
Past due with nothing filed outranks a big permit already under way. Sorting by value would bury the leads worth calling.
Enough to make the call
Address, cycle year, filing status, the record link and, where the record shows it, the owning entity, so you know who to ask for.
The portal
Your account holds the same feed as a searchable list, plus everything sent to you, your coverage settings and your invoices. Work from it instead of the email if you prefer.
Our limits
- No owner contact scraping. Registry links point you to the public business record; the calling is yours.
- No claim of real-time data. Each source publishes on its own schedule, and a filing can exist before we see it.
- No "absence of a filing" claim outside the jurisdictions where we actually read filings.
- No reselling of your account activity, and no sharing of your coverage settings with another subscriber.