Milestone Inspections
About Milestone Inspections
- What is a milestone inspection? A milestone inspection is a structural inspection of a building to confirm that it is safe for the continued use under the present occupancy signed by a Florida licensed architect or engineer. This inspection includes a structural analysis of the load-bearing walls, the primary structural members, and the primary structural systems. The report must attest to the life safety and adequacy of the structural components of the building and determine, whereas reasonably possible, the general structural condition of the building as it affects the safety including determination of any necessary maintenance, repair, or replacement of any structural component of the building.
- When is a milestone inspection required? Condominium associations must have milestone inspections performed for each building that is three stories or more in height by December 31 of the year in which the building reaches 30 years of age, and every 10 years thereafter. A building’s age is based on the date the certificate of occupancy was issued. Note that if a milestone inspection is required and the building’s certificate of occupancy was issued on or before July 1, 1992, the building’s initial milestone inspection must be performed before December 31, 2024.
- What is a phase one milestone inspection? A milestone inspection consists of two phases. For phase one, a licensed architect or engineer performs a visual examination of a building, including its major structural components, and provides a qualitative assessment of the building’s structural condition. If no signs of substantial structural deterioration are found, then a phase two inspection is not required. “Substantial structural deterioration” means substantial structural distress that negatively affects a building’s general structural condition and integrity. It does not include surface imperfections (cracks, sagging, signs of leakage, peeling of finishes, etc.) unless they are a sign of substantial structural deterioration.
- When is a phase two milestone inspection required? A phase two milestone inspection must be performed if any substantial structural deterioration is identified during phase one. 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 damaged portions of the building. The phase two inspection may involve destructive testing at the inspector’s direction, though preference must be given to locations that are the least disruptive and most easily repairable.
- What happens after a milestone inspection? Upon completion of a phase one or phase two milestone inspection, the architect or engineer must submit a sealed copy of the inspection report to the condominium association, along with a separate summary of material findings and recommendations. A copy must also be furnished to the appropriate local building authority. The inspection report must include all the information required by the statute. Condominium associations must then distribute the inspector’s summary to each unit owner and post a copy in a conspicuous place on the condominium property. Associations required to maintain a website must also make the full report and the inspector’s summary available online.
Florida’s SB 4-D
Statue 554.899
Florida’s SB 154
Florida’s SB 154
Summary
ICC Florida
Condominium and
Cooperative Buildings
Milestone Inspection
Guide
FL BUILDING
COMMISSION
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