Florida condosMiami-Dade CountyNorth Miami BeachAndor Plaza
Andor Plaza, North Miami Beach
A structural integrity reserve study (SIRS) is on file with the state for this 70-unit community at 16850 South Glades Drive, completed December 11, 2024 by an engineer (DBPR's SIRS database, as of October 5, 2026).
The association reports 9 floors and a 1974 construction year. The county roll lists 1969 as the year built. If its certificate of occupancy (CO) was issued in 1969, its first milestone inspection would have been due by December 31, 2024 (s. 553.899(3)(a), F.S.). Whether it was done is on file with the local building official.
SIRS completed December 11, 2024.
Year built (county roll).
Floors (SIRS filing).
First inspection would have been due.
Timeline
- 1969Declaration recorded January 1, 1969.
- 2024First milestone inspection would have been due.
- 2024SIRS completed December 11, 2024; the next is due within 10 years (s. 718.112(2)(g)1., F.S.).
Need the next inspection or study priced?
Quote requests for Andor Plaza open once firms serving Miami-Dade County sign on. How requests will work.
Quote requests open soonFacts and sources
| Fact | Value | Source |
|---|---|---|
| Units | 70 | DBPR condo file, Oct 3, 2026 |
| Declaration recorded | January 1, 1969 | DBPR condo file, Oct 3, 2026 |
| Year built | 1969 and 1974 (the two sources differ; we use the earlier) | Miami-Dade property roll (1969); association's SIRS filing (1974) |
| Floors | 9 | SIRS filing, self-reported |
| SIRS completed | December 11, 2024, by an engineer | DBPR SIRS database, Oct 5, 2026 |
| DBPR project number | PR1S017422 | DBPR condo file, Oct 3, 2026 |
| FEMA flood zone | AE, base flood elevation 6 ft (high risk, special flood hazard area) | FEMA flood layer, Oct 5, 2026 |
| Unit parcels | 70 on the county roll, averaging 880 sq ft of living area | Miami-Dade property roll 2026 |
| Distance to the coastline | about 3 miles | Our calculation, TIGER 2024 |
Owners
Owners can ask the board for Andor Plaza's inspection summary, if one was done, and the December 11, 2024 SIRS (s. 553.899(9) and s. 718.112(2)(g)11., F.S.).
North Miami Beach comparison
Andor Plaza is older than 77% and larger than 38% of North Miami Beach's 165 communities with 25+ units (our calculation from the DBPR condo file, Oct 3, 2026).
All 165 North Miami Beach condo communities with 25 or more units
Within half a mile
| Building | Units | Built or declared | SIRS at DBPR | Distance |
|---|---|---|---|---|
| Fountainview | 44 | 1965 | none found | 0.12 mi |
| Colonial Court | 66 | 1961 | none found | 0.17 mi |
| Fountainview | 44 | 1963 | On file | 0.19 mi |
| Fountainview | 44 | 1965 | none found | 0.19 mi |
| Fountainview | 44 | 1966 | none found | 0.21 mi |
| Three Seasons | 55 | 1967 | none found | 0.25 mi |
| Three Seasons | 62 | 1969 | none found | 0.27 mi |
Nearby condos
All North Miami Beach condo communities · Miami-Dade County condo communities
FAQ
Does Andor Plaza in North Miami Beach need a milestone inspection?
Yes, at 30 years from its certificate of occupancy, if it has three or more habitable stories; its SIRS filing reports 9 floors.
Has Andor Plaza filed its SIRS?
DBPR lists a Andor Plaza study completed December 11, 2024.
Corrections: condoduedate@agentmail.to · Deadline calculator