Florida condosMiami-Dade CountyNorth Miami BeachFlorence
Florence, North Miami Beach
A structural integrity reserve study (SIRS) is on file with the state for this 29-unit community at 17051 NE 35th Ave, completed December 19, 2024 by a reserve specialist (DBPR's SIRS database, as of October 5, 2026).
The association reports 3 floors and a 1973 construction year. If its certificate of occupancy (CO) was issued in 1973 and all 3 floors are habitable stories, 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 19, 2024.
Year built (county roll).
Floors (SIRS filing).
First inspection would have been due.
Timeline
- 1976Declaration recorded December 21, 1976.
- 2024First milestone inspection would have been due.
- 2024SIRS completed December 19, 2024; the next is due within 10 years (s. 718.112(2)(g)1., F.S.).
Need the next inspection or study priced?
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Quote requests open soonFacts and sources
| Fact | Value | Source |
|---|---|---|
| Units | 29 | DBPR condo file, Oct 3, 2026 |
| Declaration recorded | December 21, 1976 | DBPR condo file, Oct 3, 2026 |
| Year built | 1973 | Miami-Dade property roll (1973); association's SIRS filing (1973) |
| Floors | 3 | SIRS filing, self-reported |
| SIRS completed | December 19, 2024, by a reserve specialist | DBPR SIRS database, Oct 5, 2026 |
| DBPR project number | PR1V011716 | DBPR condo file, Oct 3, 2026 |
| FEMA flood zone | AE, base flood elevation 8 ft (high risk, special flood hazard area) | FEMA flood layer, Oct 5, 2026 |
| Unit parcels | 29 on the county roll, averaging 840 sq ft of living area | Miami-Dade property roll 2026 |
| Distance to the coastline | about 1 mile | Our calculation, TIGER 2024 |
| Mailing address matches | the office of New Wave Accounting and Management Inc, a licensed manager firm | DBPR CAM file, Sep 30, 2026; address match only |
Owners
Owners can ask the board for Florence's inspection summary, if one was done, and the December 19, 2024 SIRS (s. 553.899(9) and s. 718.112(2)(g)11., F.S.).
North Miami Beach comparison
Florence is older than 43% and larger than 6% 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 |
|---|---|---|---|---|
| Riviera Isles | 28 | 1980 | none found | 0.03 mi |
| Bayview Point South | 43 | 1972 | On file | 0.08 mi |
| Eden Isles Part | 364 | 1969 | none found | 0.11 mi |
| 1000 Island Blvd Williams Island | 319 | 1990 | On file | 0.11 mi |
| 2000 Island Boulevard Williams Island Acondo | 275 | 1995 | none found | 0.11 mi |
| Bellini at Williams Island | 70 | 2013 | On file | 0.11 mi |
| Sandpiper | 78 | 1973 | none found | 0.12 mi |
Nearby condos
All North Miami Beach condo communities · Miami-Dade County condo communities
FAQ
Does Florence 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 3 floors.
Has Florence filed its SIRS?
DBPR lists a Florence study completed December 19, 2024.
Corrections: condoduedate@agentmail.to · Deadline calculator