What is a Milestone Inspection?

Who is required?

Coastal condominium and cooperative association buildings that are three stories or more in height and located within three miles of the coastline, with a Certificate of Occupancy date on or before December 31, 1996, must have a milestone inspection by December 31, 2024, and every 10 years thereafter. These buildings are being identified through a GIS mapping project. All other buildings, with a Certificate of Occupancy date on or before July 1, 1992, must have a milestone inspection by December 31, 2024, and every 10 years thereafter.

Coastal condominium and cooperative association buildings that are three stories or more in height and located within three miles of the coastline, with a Certificate of Occupancy date on or after January 1, 1997, must have a milestone inspection by the December 31 of the year in which the building age reaches 25 years, and every 10 years thereafter. These buildings are being identified through a GIS mapping project. All other buildings, with a Certificate of Occupancy date after July 1, 1992, must have a milestone inspection by the December 31 of the year in which the building age reaches 30 years, and every 10 years thereafter. Please note, the milestone inspection year may be 2022 or 2023.

What is the inspection?

A milestone inspection consists of two phases:

(a) For phase one of the milestone inspection, a licensed architect or engineer authorized to practice in this state shall perform a visual examination of habitable and non-habitable areas of a building, including the major structural components of a building, and provide a qualitative assessment of the structural conditions of the building. If the architect or engineer finds no signs of substantial structural deterioration to any building components under visual examination, phase two of the inspection, as provided in paragraph (b), is not required. An architect or engineer who completes a phase one milestone inspection shall prepare and submit an

inspection report. 

(b) A phase two of the milestone inspection must be performed if any substantial structural deterioration is identified during phase one. A phase two inspection may involve destructive or nondestructive testing at the inspector’s direction. The inspection may be as extensive or as limited as necessary to fully assess areas of structural distress in order to confirm that the building is structurally sound and safe for its intended use and to recommend a program for fully assessing and repairing distressed and portions of the building. When determining testing locations, the

inspector must give preference to locations that are the least disruptive and most easily repairable while still being representative of the structure. An

inspector who completes a phase two milestone inspection shall prepare and submit an inspection report.4

Requirements of report

Upon completion of a phase one or phase two milestone inspection, the architect or engineer who performed the inspection must submit a sealed copy of the inspection report with a separate summary of, at minimum, the material findings and recommendations in the inspection report to the

condominium association or cooperative association, and to the building official of the local government which has jurisdiction.

The inspection report must, at a minimum, meet all the following criteria:

Bear the electronic signature, digitally signed with either a self-certified seal for architects or a third-party vender for engineers as stated by Statute for the respective design professional requirements.

Indicate the manner and type of inspection forming the basis for the inspection report.

Identify any substantial structural deterioration, within a reasonable professional probability based on the scope of the inspection, describe the extent of such deterioration, and identify any recommended repairs for such deterioration.

State whether unsafe or dangerous conditions, as those terms are defined in the Florida Building Code, were observed.

Recommend any remedial or preventive repair for any items that are damaged but are not substantial structural deterioration.

Identify and describe any items requiring further inspection.

What is a Structural Integrity Reserve Study?

Structural Integrity Reserve Studies (SIRS) encompass the evaluation of necessary reserve funds for future major repairs and replacement of common areas, based on a visual inspection. This assessment may be carried out by a qualified professional. SIRS involve a non-invasive, visual inspection of critical infrastructure that affects a building safety, including roofs, structure, load-bearing walls, primary structural systems and

members, fireproofing and protection systems, plumbing, electrical systems, waterproofing and exterior painting, common area windows, exterior doors, and any other items with deferred maintenance expenses or replacement costs exceeding $10,000, and the failure to replace or maintain such items negatively impacts any of the above referenced building components. The study also includes an analysis of reserve funds to offset future repair and replacement costs associated with the related infrastructure.