In June 2021, a tower in Surfside, FL collapsed, killing nearly 100 residents. In May 2022, the Florida government reacted by enacting mandatory structural inspections for aging condominiums (FL Statute section 553.899), called “Milestone Inspections”, intended to increase building safety.

All condominiums and cooperative association buildings in the state of Florida that are three (3) or more stories in height, when the building reaches certain age, based on the issued certificate of occupancy, as follows:

30 years of age and every 10 years thereafter, or

25 years of age and every 10 years thereafter if the building is located within three (3) miles of a coastline.

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 shall be performed before December 31, 2024.

Consists of a visual examination of the major structural components to determine is evidence of substantial structural deterioration is present. Upon completion of the inspection, a report is submitted to the building department. If no signs of substantial structural deterioration are found, phase 2 of the inspection is not required.

Performed if any substantial structural deterioration is identified during phase 1. A phase 2 inspection may involve destructive testing to confirm that the building is structurally sound and safe and recommend a program for assessing and repairing distressed and damaged portions of the building.

When looking for a professional consultant to perform a Florida Milestone Inspection, always confirm the professional consultant meets both the statewide and the local ordinance licensing requirements to be able to perform the inspection. For example, to be qualified to perform a Florida Milestone Inspection, the inspector must be a licensed engineer or architect. However, local jurisdictions such as Miami-Dade County also require additional structural qualifications, such as the Structural I or Structural II Special Qualifications. Additionally, if phase II is required and structural repairs will be performed to a threshold building, the inspector must also hold the Special Inspector designation to be able to inspect the repairs, anywhere in Florida. The structural qualifications and Special Inspector designation are important credentials for engineers performing Special Inspections in Florida.

A list of the material findings and recommendations

A description of the manner the inspection was performed

Identification of all substantial structural deterioration and repair recommendations

Determination of whether unsafe or dangerous conditions were identified

Recommendation for remedial or preventive repair of non-substantial structural deterioration damage

Identification of items requiring further inspection

A separate summary of findings must be prepared.

All reports must by signed and sealed by the licensed engineer who performed the inspection.

The association receives as copy of the milestone inspection report(s).

The association must distribute a copy of the inspector-prepared summary of the inspection report to each condominium unit owner or cooperative unit owner.

The association must post a copy of the inspector-prepared summary in a conspicuous place

The association must publish the full report and inspector-prepared summary on the association’s website, if the association is required to have a website.