Which buildings require milestone inspections in Florida?

Milestone inspections are required for condominium and cooperative buildings that are 3 or more stories tall and at least 30 years old (or 25 years if located within 3 miles of the coastline). This applies to residential condominiums and mixed-use buildings with residential units. Single-family attached residences (townhomes with separate structures) and buildings 2 stories or less are generally exempt.

What is the difference between Phase 1 and Phase 2 inspections?

Phase 1 is a visual, non-invasive inspection that identifies areas of concern. The inspector examines all structural components without damaging the building. If Phase 1 reveals 'substantial structural deterioration,' Phase 2 is required. Phase 2 involves invasive testing—removing finishes, taking concrete cores, exposing rebar—to determine the full extent of problems and develop repair specifications.

Who can perform milestone inspections?

Milestone inspections must be performed by a Florida-licensed professional engineer or architect. While any licensed engineer can technically perform the inspection, associations should select professionals with specific experience in structural assessment of multi-family buildings. Look for engineers with experience in concrete restoration, post-tension systems, and building envelope evaluation.

What happens if our building fails the milestone inspection?

There is no pass/fail—the inspection identifies conditions and recommends repairs. If Phase 2 is required, the association must begin it within 180 days. If repairs are needed, they must begin within 365 days of the Phase 2 report. The association must fund repairs through SIRS reserves. If conditions are immediately dangerous, the engineer may require emergency stabilization or evacuation.

How much do milestone inspections cost?

Phase 1 inspections typically cost $3,000-$15,000 depending on building size and complexity. Phase 2 costs vary widely based on scope—from $10,000 for limited testing to $100,000+ for extensive investigation of large buildings. These costs are separate from repair costs, which can range from minimal to millions depending on findings.

Can we delay our milestone inspection?

The statutory deadlines are firm, and failure to comply exposes board members to personal liability. Limited extensions may be available from the local building official for extenuating circumstances, but these are not guaranteed. Starting early is essential—inspections take time to schedule, and Phase 2 and repairs have their own timelines.

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Milestone Inspection Requirements Explained

Understanding Florida's mandatory structural inspections for condominium buildings. Phase 1, Phase 2, timelines, and what associations need to know.

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Important: Initial milestone inspection deadlines have passed for most qualifying buildings. Non-compliant associations face significant legal exposure.

Understanding Phase 1 & Phase 2 Inspections

Milestone inspections follow a two-phase approach: visual assessment first, then invasive testing if concerns are identified.

Phase 1 - Visual Inspection

ScopeNon-invasive visual examination of structural components

Performed ByLicensed engineer or architect

Duration1-3 days on-site (varies by building size)

DeliverablePhase 1 report with findings and Phase 2 recommendation

Typical Cost$3,000 - $15,000 typical

What Inspectors Look For:

Visual evidence of deterioration
Signs of water intrusion
Cracking patterns in concrete
Corrosion staining
Settlement or movement indicators
Life safety system deficiencies

Phase 2 - Invasive Inspection

ScopeDestructive testing where Phase 1 identified concerns

Performed ByLicensed engineer (often structural specialty)

Duration1-4 weeks depending on scope

DeliverablePhase 2 report with repair recommendations and cost estimates

Typical Cost$10,000 - $100,000+ depending on scope

What Inspectors Look For:

Concrete core samples and testing
Rebar condition assessment
Post-tension cable evaluation
Waterproofing membrane testing
Structural load capacity analysis
Detailed repair specifications

Milestone Inspection Timeline

Key deadlines and requirements for Florida condo associations.

30 years (25 if within 3 miles of coast)

Initial milestone inspection required

Deadline: December 31, 2024 (buildings meeting criteria as of July 1, 2022)

Buildings approaching 30 years should plan 12-18 months ahead

Every 10 years after initial

Subsequent milestone inspections

Deadline: Within 10 years of previous inspection

Board should calendar recurring inspections

Phase 2 (if required)

Must begin within 180 days of Phase 1

Deadline: 180 days from Phase 1 report delivery

Extensions available in limited circumstances

Repairs (if required)

Select Qualified Inspector

Timing:12-18 months before deadline

Must be Florida-licensed engineer or architect with structural experience

Tip: Check references, verify insurance, review similar building experience

Provide Building Access

Timing:During inspection

Access to all common areas, roof, mechanical rooms, representative units

Tip: Coordinate with residents for unit access; provide building plans if available

Review Phase 1 Report

Timing:Within 30 days of receipt

Understand findings, Phase 2 requirements, and preliminary cost implications

Tip: Have attorney review for liability implications; consider owner communication strategy

Commission Phase 2 (if needed)

Timing:Within 180 days of Phase 1

Engage qualified engineer for invasive testing based on Phase 1 findings

Tip: Phase 2 scope should match Phase 1 concerns; avoid over-scoping

Develop Repair Plan

Timing:Within 365 days of Phase 2

Prioritize repairs, establish timeline, update SIRS funding

Tip: Get construction estimates; phase repairs if budget constrained

File with Local Authority

Timing:Within 45 days of report receipt

Submit inspection reports to local building official

Tip: Keep proof of filing; some jurisdictions have online portals

Frequently Asked Questions

Related Condo Compliance Resources

SB 4-D Compliance Guide

Complete overview of Florida's condo safety legislation.

SIRS Reserve Studies

Funding requirements for milestone inspection repairs.

Condo Remediation Services

Expert construction for milestone inspection repairs.

Need Repairs After Your Milestone Inspection?

FCS specializes in the construction repairs commonly identified in milestone inspections—balcony restoration, concrete repair, waterproofing, and structural work. Contact us for repair cost estimates.

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Milestone Inspection Requirements Explained

Understanding Phase 1 & Phase 2 Inspections

Phase 1 - Visual Inspection

Phase 2 - Invasive Inspection

Milestone Inspection Timeline

30 years (25 if within 3 miles of coast)

Every 10 years after initial

Phase 2 (if required)

Repairs (if required)

Common Milestone Inspection Findings

Balcony/Walkway Deterioration

Parking Garage Deterioration

Post-Tension Cable Concerns

Exterior Wall/Facade Issues

Foundation/Settlement

Fire/Life Safety Deficiencies

Association Board Responsibilities