Introduced by the Florida Legislature, this statute addresses mandatory structural inspections for condominiums and cooperative Buildings. Learn more about Statue 553.899 here.

A Milestone Inspection is a thorough examination of a building’s structural integrity, conducted by licensed architects or engineers in Florida. This process involves assessing the building’s load-bearing components and major structural elements as outlined in statute s. 627.706. The professionals responsible for this inspection focus on confirming the safety and longevity of the building’s structure, identifying any parts that might need maintenance, repair, or replacement. Typically, these inspections are done by a team of specialists led by an architect or engineer. The team leader ensures that all findings and reports are officially approved and documented by the team’s qualified members.

It’s important to note that the aim of this inspection isn’t to check if the building complies with the Florida Building Code or fire safety codes, but rather to evaluate its structural condition.

Structural deterioration is substantial structural distress that negatively affects a building’s general structural condition and integrity. It does not include surface imperfections such as cracks, distortion, sagging, deflections, misalignment, signs of leakage, or peeling of finishes.

All condo buildings 3 stories or more in height must have a Milestone Inspection performed for each building by December 31st of the year in which the building reaches 30 years of age based on the Certificate of Occupancy (CO). A further Milestone Inspection is required for each building every 10 years thereafter.

First and foremost, given Florida’s humid climate and severe weather conditions, these inspections play a vital role in ensuring the structural integrity and safety of your building. This is not only to prevent costly repairs in the future but also to extend the lifespan of the building. The importance of these inspections is further underscored by the fact that they are required by law.

Beyond these practical considerations, the Florida Legislature has highlighted the importance of maintaining a building’s structural integrity throughout its life as paramount. This is because structurally sound buildings are essential for the safety and welfare of the public. Recognizing this, the Legislature has found it necessary to impose a statewide structural inspection program specifically targeted at aging condominium and cooperative buildings. This program aims to ensure these buildings are safe for continued use, reflecting a broader commitment to public health, safety, and welfare. Read more in our dedicated Senate Bill 154 Milestone Inspection article.

If your building is subject to these codes, the building must have its first milestone inspection performed by December 31 of the year in which the building reaches 25 or 30 years of age, based on the date of the certificate of occupancy for the building was issued and local enforcement agency expectations, and every 10 years thereafter.

• As of the current legislation (Florida Statute 553.899), buildings that are 30 years or older, with a Certificate of Occupancy issued before July 1992, must complete a milestone inspection by December 31, 2024, and have inspections every 10 years.
• If a building reaches 30 years of age on or after July 1, 2022, and before December 31, 2024, the building’s initial milestone inspection must be performed before December 31, 2025.
• If the date of issuance for the certificate of occupancy is not available, the date of issuance of the building’s certificate of occupancy shall be the date of occupancy evidenced in any record of the local building official.

If your building is subject to certain environmental conditions such as proximity to salt water or placement within three miles of a coastline as defined in Statute 379.101, it may be required to first receive its first milestone inspection at 25 years of age and every 10 years thereafter. Check with your local enforcement agency to confirm inspection timing for your building.

Milestone inspections are primarily concerned with the critical structural elements of a building. This includes:

• Foundation: Ensuring the stability of the building’s base.
• Load-bearing walls: Assessing the integrity of walls responsible for supporting the structure’s weight.
• Shear walls: Evaluating walls designed to withstand lateral forces, crucial for stability.
• Roof deck: Ensuring the safety and integrity of the roof structure.
• Balconies: Examining balconies for structural soundness.

“Substantial structural deterioration” is the key phrase for what inspectors are looking for. It means substantial structural distress or substantial structural weakness that negatively affects a building’s general structural condition and integrity. The term does not include surface imperfections such as cracks, distortion, sagging, deflections, misalignment, signs of leakage, or peeling of finishes unless the licensed engineer or architect performing the phase one or phase two inspection determines that such surface imperfections are a sign of substantial structural deterioration. Learn more in our dedicated article about Milestone Inspection legislation in Florida.

While Milestone Inspections are thorough, they focus on structural and major system integrity. They may not catch all minor issues, but they are designed to identify significant potential problems that could impact the safety and performance of your building.

An architect licensed under chapter 481 or engineer licensed under chapter 471, authorized to practice in Florida. The milestone inspection services may be provided by a team of professionals with an architect or engineer acting as a registered design professional in responsible charge with all work and reports signed and sealed by the appropriate qualified team member. Experience in the Florida building industry and knowledge of local codes and standards is also essential. All engineering resources at Building Mavens are qualified Florida building inspectors.

During the first phase of a structural evaluation (Milestone Inspection) evaluation, a licensed architect or engineer will visually check both the living and non-living areas of a building, focusing on its main structural parts. They’ll provide a qualitative assessment about the building’s structural health. If they don’t find any serious structural issues, there’s no need for a second phase of inspection. The architect or engineer will then write and submit an official inspection report on their findings.

However, if substantial structural deterioration is uncovered during the first phase, a more in-depth second phase of inspection is needed. This next step may include either destructive or non-destructive testing, based on the inspector’s decision, to thoroughly evaluate any troubled areas to establish the safety level of the building and provide recommendations on how to fix any damage. The inspector will choose test areas that cause the least disruption and are easiest to fix, yet still provide a good overview of the building’s condition. If this second phase is needed, the architect or engineer must, within 180 days after the first phase report, send a progress report to the local enforcement agency outlining when they’ll finish the second phase. After completing the second phase, the inspector must prepare and submit a detailed inspection report.

Phase one of the milestone inspection must be completed within 180 days after the owner or owners of the building receive the written notice. Completion of phase one of the milestone inspection means the licensed engineer or architect who performed the phase one inspection has submitted the inspection report by email, United States Postal Service, or commercial delivery service to the local enforcement agency. The entire phase one process must be done within this 180-day period.

Yes, if a building owner has a valid reason for not being able to finish their first Milestone Inspection on time, they can ask the local enforcement agency for more time. This is possible if the owner has already hired an architect or engineer for the inspection but can’t complete it by the original deadline due to reasonable delays or special circumstances.

If the initial check (phase one) of a building shows substantial structural deterioration, a more detailed follow-up inspection (phase two) is needed. This second stage might include tests that either involve destructive or nondestructive testing based on what the inspector thinks is necessary. This phase may be as extensive or as limited as necessary to achieve the goal of finding any and all signs of structural distress, ensuring the building is structurally sound and safe for its intended purpose and to recommend a program for fully assessing and repairing distressed and damaged portions of the building. The inspector will give preference to test areas that cause the least disruption and are easiest to repair, while still being representative of the structure and condition. If a phase two inspection is required, the responsible architect or engineer must, within 180 days of the phase one inspection report, inform the local authorities of their progress and when they expect to finish the phase two inspection. After completing phase two inspection, the inspector must write up their final report and submit it to the local enforcement agency.