Engineering Consulting Services in Broward County — M2E Consulting Engineers
For nearly two decades, M2E Consulting Engineers has been a trusted name in structural and civil engineering throughout South Florida. Founded in 2005 by Misha Mladenovic, PE, our firm has built a reputation grounded in technical rigor, professional integrity, and a deep understanding of the unique challenges that define Florida’s built environment. While our roots are planted in Miami-Dade County, M2E has long served property owners, condominium associations, developers, and legal professionals throughout Broward County — a market we know intimately and serve with the same exacting standards that have defined our practice from day one.
Broward County presents an engineering landscape unlike any other in South Florida. Its diverse building stock ranges from mid-century garden apartments in Hollywood and Dania Beach to soaring high-rise towers lining the Fort Lauderdale beachfront. The county’s coastal geography, its rapid pace of development across western communities like Coral Springs, Pembroke Pines, and Sunrise, and its evolving regulatory environment all demand engineering partners who understand nuance — not just general practice. At M2E, that depth of understanding is not incidental. It is deliberate, cultivated over years of project work, inspections, and expert engagement across Broward’s municipalities.
Whether you are a condominium board navigating the requirements of Florida’s building safety laws, a commercial property owner preparing for a mandatory inspection, a developer conducting pre-acquisition due diligence, or an attorney seeking an expert engineer for litigation support, M2E Consulting Engineers brings the credentials, the experience, and the professional judgment to serve you effectively. Our licensed professional engineers do not delegate site work to junior staff without oversight. When you engage M2E, you engage engineers — and that distinction matters.
Services We Provide in Broward County
M2E Consulting Engineers offers a comprehensive range of engineering consulting services tailored to the needs of Broward County’s property owners and stakeholders. Our services are grounded in first-hand field assessment, forensic analysis, and a thorough command of Florida’s building codes and local ordinances. Below is an overview of our core service areas as they apply to the Broward County market.
Milestone Inspections
Florida Senate Bill 4-D, enacted in response to the 2021 Champlain Towers South collapse in Surfside, fundamentally changed the landscape of structural oversight for condominium and cooperative buildings across the state. Under the new law, buildings three stories or higher that are 30 years old or older — or 25 years old if located within three miles of the coastline — are required to undergo a Milestone Inspection conducted by a licensed engineer or architect. Broward County’s coastal communities and aging inland building stock make this requirement broadly applicable throughout the county.
M2E’s engineers perform Phase 1 and Phase 2 Milestone Inspections in strict accordance with Florida Statutes Section 553.899 and Broward County’s implementing requirements. A Phase 1 inspection involves a visual examination of the building’s primary structural components. If a Phase 1 inspection reveals signs of substantial structural deterioration, a Phase 2 inspection — which may include destructive or non-destructive testing and exploratory openings — is required. M2E manages both phases, providing thorough written reports that satisfy local building department requirements and give association boards the documentation they need to act.
Learn more about our Milestone Inspection services.
Forensic Engineering and Construction Litigation Support
When structural failures occur, when construction defects surface, or when disputes arise between owners, contractors, insurers, and developers, the facts embedded in the building’s physical condition become the foundation of resolution. M2E’s forensic engineers are experienced investigators who approach each engagement methodically — examining materials, analyzing failure modes, reviewing construction documents, and applying engineering principles to determine causation with precision.
Our forensic engineering services in Broward County encompass structural failure investigations, water intrusion and envelope analysis, post-hurricane damage assessment, construction defect evaluation, and expert witness testimony in arbitration and litigation proceedings. Misha Mladenovic, PE, has provided expert testimony and litigation support to attorneys and their clients throughout the South Florida legal community. We understand the demands of the legal process, the standards for expert opinion, and the importance of clear, defensible analysis.
Learn more about our Forensic Engineering and Litigation Support services.
Property Condition Assessments (PCAs)
For investors, lenders, and acquirers evaluating commercial and multifamily real estate throughout Broward County, a Property Condition Assessment provides an objective, engineering-based evaluation of a property’s physical condition, anticipated capital expenditures, and deferred maintenance obligations. M2E’s PCAs are conducted in accordance with ASTM E2018, the industry standard for commercial property assessments, and are calibrated to the realities of Broward County’s coastal environment, including considerations for hurricane exposure, corrosion, and flood zone designations.
Our PCA team evaluates all major building systems and components, including the structural frame, roofing, facade and exterior walls, mechanical and electrical systems, plumbing, site improvements, and ADA compliance. We deliver clear, organized reports with photographic documentation and cost estimates that support informed investment decisions. Whether you are acquiring a high-rise on the Fort Lauderdale Intracoastal or a garden apartment complex in Plantation, M2E’s assessments give you the engineering intelligence to negotiate, plan, and manage with confidence.
Learn more about our Property Condition Assessment services.
Full Range of Engineering Services
Beyond these primary service areas, M2E Consulting Engineers provides a broad spectrum of structural and civil engineering consulting services to Broward County clients. These include structural assessments for insurance claims, recertification inspections, evaluation of balconies, parking structures, and pool decks, as well as structural observation during construction.
View our complete list of engineering services.
Why Broward County Property Owners Choose M2E
Engineering firms operating in South Florida are not scarce. What is scarce is the combination of genuine technical expertise, relevant local experience, and professional accountability that property owners, boards, and legal professionals actually need when the stakes are high. M2E Consulting Engineers has earned the trust of Broward County clients for reasons that go beyond geography. Here is what sets us apart.
Deep Familiarity with Broward County’s Regulatory Environment
Broward County has maintained its own building safety inspection program since 2006 — one of the earliest such programs in Florida, predating the statewide legislative response to the Surfside tragedy by 15 years. Broward’s 40-Year Building Recertification Program requires that buildings 40 years of age or older be inspected and recertified for structural and electrical safety, with reinspection every ten years thereafter. This program applies to buildings throughout unincorporated Broward County as well as those within municipalities that have adopted the county’s requirements.
M2E’s engineers are well-versed in the Broward County recertification process, including the technical standards applicable to structural and electrical reviews, the documentation required for building department submission, and the timelines that boards and owners must meet to avoid compliance violations. We have guided numerous Broward County associations and property owners through this process, and we understand both the regulatory expectations and the practical realities of managing aging buildings in this environment.
Experience with Broward’s Distinct Condominium Market
The condominium market in Broward County has its own character. Fort Lauderdale’s beachfront and Las Olas high-rise corridor contains some of the most densely developed luxury residential towers in the state. Hollywood and Hallandale Beach are home to a large inventory of aging condominium buildings — many constructed in the 1960s, 1970s, and 1980s — whose concrete structural systems have been subjected to decades of coastal exposure, deferred maintenance, and the cumulative effects of Florida’s climate. These buildings are precisely the type of structures that demand experienced structural engineering attention, not perfunctory inspections.
M2E understands the particular challenges of post-tensioned concrete, aging rebar with insufficient cover, carbonation-induced corrosion, and chloride-driven deterioration that are common in Broward’s older coastal buildings. We know how to identify the early signs of serious structural concern and how to distinguish them from conditions that, while warranting attention, do not present immediate risk. That judgment — grounded in engineering science and field experience — is what the boards and managers who call on us rely upon.
The Surfside Era: Navigating Change with Clarity
The collapse of Champlain Towers South in Surfside on June 24, 2021 changed South Florida’s approach to building safety in ways that will reverberate for decades. Florida Senate Bill 4-D, signed into law in May 2022, imposed new statewide requirements for Milestone Inspections and Structural Integrity Reserve Studies — obligations that fell most heavily on older condominium buildings in counties like Broward, where the aging building inventory is extensive and the coastal proximity provisions significantly lower the inspection trigger age.
In this environment of regulatory change, confusion is common and misinformation is costly. M2E has invested significantly in staying current with the evolving landscape of post-Surfside legislation, Broward County’s implementing requirements, and the technical standards applicable to inspections conducted under the new law. We have fielded hundreds of questions from boards, managers, and attorneys since 2022, and we bring that accumulated experience to every new client engagement. When you work with M2E, you work with engineers who understand the law, not just the structural science.
Responsive, Board-Friendly Communication
Condominium boards are composed of volunteer residents, not engineering professionals. Property managers juggle dozens of responsibilities simultaneously. Attorneys need clear, legally defensible opinions on tight timelines. M2E tailors its communication to its audience — providing thorough, technically accurate reports that are also readable and actionable. We are accessible to answer follow-up questions, present findings to boards when requested, and coordinate with local building departments on our clients’ behalf. Engineering expertise is only as valuable as its ability to be understood and applied.
Licensed Professional Engineers — Not Inspectors
Every structural assessment and inspection conducted under M2E’s name is the work of licensed professional engineers. Florida law requires that Milestone Inspections be performed by a licensed engineer or architect, and M2E takes that requirement seriously in practice, not just in form. Our engineers bring structural engineering credentials and field experience to each engagement. This distinction matters — not just for regulatory compliance, but for the quality of the analysis and the defensibility of the conclusions.
Serving All of Broward County
M2E Consulting Engineers serves clients throughout the full breadth of Broward County — from its Atlantic coastline to its western developments and all points in between. Our engineers are familiar with the building stock, regulatory requirements, and physical conditions specific to communities across the county. We regularly serve clients in:
- Fort Lauderdale — including the downtown core, Las Olas Boulevard corridor, Victoria Park, Flagler Village, and the beachfront high-rise district along A1A.
- Hollywood — including the Hollywood Beach boardwalk corridor, Young Circle area, and the city’s substantial inventory of aging condominium buildings.
- Hallandale Beach — home to a dense concentration of condominium towers, many constructed in the 1960s through 1980s, with significant recertification and Milestone Inspection needs.
- Pembroke Pines — one of Broward’s largest municipalities, with extensive residential and commercial development including master-planned communities and suburban commercial properties.
- Coral Springs — a western Broward community with significant commercial and multifamily development requiring PCA and structural assessment services.
- Pompano Beach — coastal and inland properties, including a growing luxury development market alongside an existing inventory of older structures.
- Dania Beach — one of Broward’s oldest cities, with a mix of historic and mid-century commercial and residential properties, many approaching or past recertification milestones.
- Miramar — a rapidly developed western Broward community with extensive single-family, multifamily, and commercial real estate requiring engineering consulting services.
- Plantation — a mature suburban community with significant commercial real estate activity and condominium associations with ongoing inspection and assessment needs.
- Sunrise — home to major commercial corridors and residential communities, including properties along the Sawgrass Expressway and surrounding areas.
- Davie — including equestrian properties, agricultural land, and mixed-use commercial development in a community with unique zoning and structural considerations.
- Lauderdale Lakes, Lauderhill, Tamarac, Margate, Coconut Creek, North Lauderdale — mid-county communities with established residential and commercial building inventories requiring structural assessment, recertification, and inspection services.
- Weston — a master-planned western community with commercial and multifamily properties benefiting from M2E’s PCA and structural consulting expertise.
- Deerfield Beach — coastal and inland properties in Broward’s northernmost Atlantic-facing community, with significant condominium inventory and recertification requirements.
- Parkland, Lighthouse Point, Wilton Manors, Oakland Park, Sea Ranch Lakes — smaller municipalities throughout Broward County, each with distinct community character and engineering service needs.
Regardless of where your property is located within Broward County, M2E’s engineers can be on-site efficiently and can coordinate with the relevant local building department to ensure your inspection or assessment meets applicable requirements. We do not limit our Broward County service to a particular corridor or property type — our coverage is county-wide.
Frequently Asked Questions: Engineering Services in Broward County
What is Broward County’s 40-Year Building Recertification requirement, and does it still apply now that Florida has the Milestone Inspection program?
Yes, Broward County’s 40-Year Building Recertification Program remains in effect and operates alongside — not in place of — the statewide Milestone Inspection requirement established by Senate Bill 4-D. Broward County’s program, established in 2006, requires that buildings 40 years of age or older undergo inspection and recertification of both their structural and electrical systems. Reinspection is required every ten years thereafter. This program applies to structures within unincorporated Broward County and many municipalities that have adopted the county’s requirements.
The statewide Milestone Inspection program established by SB 4-D is a separate, parallel requirement that applies to condominium and cooperative buildings three stories or taller based on age and coastal proximity thresholds. Buildings subject to both requirements must satisfy both — and the documentation and scope of each program differ. M2E can help you determine which requirements apply to your building and prepare the necessary engineering reports for each.
How do Broward County’s building inspection requirements differ from those in Miami-Dade County?
Both Broward and Miami-Dade counties have long-standing local building recertification programs that predate the state’s Milestone Inspection law. Miami-Dade County’s 40-Year Recertification Program is among the oldest in Florida and covers both structural and electrical systems. Broward County adopted its own 40-Year program in 2006, with similar structural and electrical inspection requirements.
The primary differences between the two programs involve the specific building departments and municipalities administering the requirements, the forms and submission procedures each jurisdiction uses, and the precise scope of structural and electrical review. Additionally, some Broward municipalities have adopted the county’s requirements by reference while others maintain their own inspection programs. Property owners in Broward should verify the specific requirements applicable to their municipality, and M2E can assist in making that determination. Our familiarity with both Broward and Miami-Dade programs means we can efficiently navigate each jurisdiction’s requirements without unnecessary delay.
What is the Broward County Building Board of Appeals, and when would an engineering report be presented to it?
The Broward County Building Board of Appeals is the quasi-judicial body that hears appeals of decisions made by the Broward County Building Code Services Division, including decisions related to building safety inspections, unsafe structure determinations, and permit disputes. Property owners or associations who disagree with a building official’s findings or enforcement action may appeal to the Board, and engineering testimony and reports frequently play a central role in those proceedings.
Situations in which an engineering report might be presented to the Board include disputes over the findings of a 40-Year recertification inspection, appeals of unsafe structure designations, and disagreements over required remediation scope. M2E’s licensed professional engineers can prepare detailed engineering opinions and, when necessary, present findings before the Board in support of our clients’ positions. Having independent engineering analysis prepared by a qualified PE can be critical to a successful appeal outcome.
What types of inspections does M2E perform for condominium associations in Broward County?
M2E performs several distinct types of inspections for Broward County condominium associations, and it is important to understand what each entails. First, we conduct Milestone Inspections under Florida Statute 553.899 — the Phase 1 visual inspection required for buildings three stories and taller that meet the age and proximity thresholds established by SB 4-D. If warranted by Phase 1 findings, we also conduct Phase 2 Milestone Inspections involving more detailed investigation, potentially including exploratory openings or testing.
Second, we conduct 40-Year Recertification Inspections (and subsequent 50-Year, 60-Year, etc.) for buildings subject to Broward County’s local recertification program. These inspections cover both structural and electrical systems and result in a signed engineer’s report submitted to the applicable building department. Third, we perform targeted structural assessments of specific components — such as balconies, parking decks, pool areas, and building facades — where boards or managers have observed signs of deterioration or damage. Each of these services is distinct in its scope, applicable law, and reporting requirements, and M2E will clearly explain which services apply to your property from the outset of our engagement.
How has Senate Bill 4-D impacted Broward County condominium associations specifically?
Senate Bill 4-D has had significant and immediate implications for Broward County’s condominium community. The law’s coastal proximity provision — which lowers the Milestone Inspection trigger age from 30 years to 25 years for buildings within three miles of the coastline — is particularly consequential for Broward, given the county’s long Atlantic coastline and the density of residential high-rise construction along it. Communities in Hallandale Beach, Hollywood, Dania Beach, Fort Lauderdale, Pompano Beach, and Deerfield Beach that might not yet have reached the 30-year threshold under an inland standard are nonetheless subject to inspection under the coastal provision.
Beyond inspections, SB 4-D also mandated that condominium associations with three or more stories conduct Structural Integrity Reserve Studies (SIRS) and maintain fully funded reserves for designated structural components — a requirement that has significantly increased reserve funding obligations for many Broward associations. The interplay between these reserve requirements and existing Broward recertification obligations has created complexity that M2E can help associations navigate from an engineering perspective, working alongside attorneys and financial consultants as part of a comprehensive compliance strategy.
How much does a Milestone Inspection or 40-Year Recertification cost, and how long does the process take?
Costs and timelines for Milestone Inspections and 40-Year Recertifications in Broward County vary based on several factors, including the size and height of the building, the accessibility of structural elements, the age and condition of the structure, and whether Phase 2 investigation is warranted. As a general reference point, a Phase 1 Milestone Inspection for a typical mid-size condominium building may range from several thousand dollars for a modest structure to significantly more for a large high-rise, reflecting the engineering time required for thorough visual assessment of all primary structural components and preparation of the required report.
Phase 2 costs, if required, are variable and depend heavily on the extent of deterioration found in Phase 1 and the scope of testing or exploratory work needed. For 40-Year Recertifications, costs similarly depend on building size and the scope of the required structural and electrical review. Timelines from initial engagement to report submission typically range from a few weeks for straightforward buildings to several months for complex structures requiring Phase 2 investigation or remediation prior to recertification. M2E provides clear scope-of-work proposals and realistic timeline expectations before any engagement begins. We encourage property owners and association boards to reach out early — waiting until a compliance deadline is imminent limits options and can increase costs and stress for all involved.
Contact M2E Consulting Engineers for Broward County Engineering Services
M2E Consulting Engineers has served South Florida’s property owners, associations, developers, and legal professionals since 2005. Our licensed professional engineers bring technical depth, regulatory knowledge, and professional accountability to every engagement in Broward County. Whether you need a Milestone Inspection, a 40-Year Recertification, a Property Condition Assessment, or forensic engineering support, M2E is ready to help.
We understand the stakes involved in structural engineering decisions. Our goal is to give you accurate, complete information so that you can protect your property, your residents, and your investment with confidence.
Call us today at (305) 665-1700 to speak with one of our engineers about your Broward County project. You can also reach us through our online contact form to request a proposal or schedule a consultation.