The city list your listing agent never shows you: how to read a building-safety inspection table
MyCleanCondo Research · July 2026
Many Florida cities publish something most condo buyers never see: a running table of every aging building's safety-inspection status. Hallandale Beach's list is a good example — building by building, it shows the 40-year and 50-year inspection marks, permit numbers, and a status column. It reads like a spreadsheet. It is actually a treasure map. Here's the decoder:
The statuses, translated
PASSED (with a permit number): the building completed that inspection cycle and the repairs it required. The permit number is your receipt: you can look up what work was done. This is what good looks like.
PENDING: the inspection cycle is open: a report was required and the outcome is not recorded. It may be in progress, it may be stalled, the list itself may lag. Either way it's a concrete, answerable question for the association: "The city shows your 50-year recertification as pending. Where does it stand?"
Blank / N-A: often just means the building hasn't reached that age mark yet. Check the year built before worrying.
Real rows, real meaning
Two examples from the Hallandale list (both fully public):
A 1971 oceanfront tower shows its 40-year inspection PASSED with permit 13-2177, and its 50-year mark (2021) as PENDING. Translation: it did the hard work once, and the current cycle needs asking about.
A 1976 two-tower community shows its 40-year mark from 2016 as PENDING, with the 50-year due in 2026. Translation: the official record leaves both recent cycles unresolved. That is the single most important question to put to that association before offering.
Three things to remember
1) The list outranks the listing. If marketing remarks say "recertification complete" and the city table says PENDING, believe the city — then ask for the paperwork that reconciles the two. 2) The list can lag reality. A PENDING may have been resolved last month, so treat it as a question, not a verdict. 3) Every city formats differently. Miami-Dade and Broward also run recertification programs, each with its own quirks, but the decoder above still applies.
Don't want to hunt city PDFs? Our Intelligence Report checks the building's inspection record — plus assessments, litigation, structural history and 10 more categories, and quotes the official rows verbatim. Search your building →
Statuses referenced are from the linked public list as published; current status may differ. We present publicly available information and make no recommendation regarding any property.