What is a Milestone Inspection?
In 2022, Florida’s legislature introduced Statute 553.899: Mandatory Structural Inspections for Condominiums and Cooperative Buildings (https://m.flsenate.gov/Statutes/553.899) finding that maintaining the structural integrity of a building throughout the life of the building is paramount to ensure that buildings are structurally sound and do not threaten public health, safety, or welfare.
As such, the Legislature imposed a statewide structural inspection program – called Milestone Inspections – for aging condominium and cooperative buildings in Florida is necessary to ensure that such buildings are safe for continued use.
These milestone inspections are structural inspections of a building’s load‐bearing elements, the primary structural members, and the primary structural systems.
The purpose of such an inspection, however, is not to determine if the condition of an existing building complies with the Florida Building Code or the Fire Safety Code.
When must a Milestone Inspection be performed?
All Condominium and Co-op buildings that are 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.
Failure to obtain a Milestone Inspection is a breach of the officers’ and directors’ fiduciary relationship with the unit owners.
Who can perform a Milestone Inspection?
Milestone inspections must be performed by a licensed Architect or Engineer, who attests to Life Safety, the adequacy of the structural components, the general structural condition of the building that affects safety, and who determines any necessary maintenance, repair, or replacement of any structural component.
Milestone inspections are performed in two phases:
- Phase 1: A visual examination and qualitative assessment of the structural conditions of the building to determine if there is any substantial structural deterioration.
- Phase 2: Must be performed if any substantial structural deterioration is identified during phase one and must fully assess areas of structural distress.
Whether you are a property owner, manager, or community association, Building Mavens’ licensed professionals are available to cover your Milestone Inspection needs.
Frequently Asked Questions
What is Florida FL Statue 553.899?
Introduced by the Florida Legislature, this statute addresses mandatory structural inspections for condominiums and cooperative Buildings. Learn more about Statue 553.899 here.
What is a Milestone Inspection in Florida?
A milestone inspection is a structural inspection of a building that includes inspecting load‐bearing walls, the primary structural members, and the primary structural systems.
What is considered structural deterioration?
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.
How often do Condos need to be inspected in Florida?
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.