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A Milestone Inspection (MI) is a structural inspection of an aging building used to determine if substantial structural deterioration exists.

"Milestone Inspection” means a structural inspection of a building, including an inspection of load-bearing elements and the primary structural members and primary structural systems as defined in s. 627.706, by a Licensed Architect, Engineer, or by a team of professionals with a Licensed Architect or Licensed Engineer acting as the Registered Design Professional in responsible charge with all work and reports signed and sealed by the appropriate qualified team member.

The Licensed Inspector is authorized to practice in this state for the purposes of attesting to the life safety and adequacy of the structural components of the building and, to the extent reasonably possible, determining the general structural condition of the building as it affects the safety of such building, including a determination of any necessary maintenance, repair, or replacement of any structural component of the building.

Your local enforcement agency is responsible for notifying building’s owner(s) that a MI is required.  The local enforcement agency must provide written notice by certified mail of the required inspection to the Condominium or Cooperative Association and any owner of any portion of the building, in accordance with Section 1803 of the Florida Building Code.  The Association must then notify unit owners of the required inspection within 14 days after receipt of the notice. 

A MI consists of two phases:

• Phase 1 is a visual assessment of the building’s structure that determines if evidence of substantial structural deterioration is present.  Once Phase 1 is complete, a report is submitted to the local enforcement agency.  If no signs of substantial structural deterioration are found, Phase 2 of the inspection is not required.

• Phase 2 is only performed if substantial structural deterioration was identified during Phase 1.  A Phase 2 inspection may involve destructive testing to confirm if the building is structurally sound and safe, and will recommend a program for assessing and repairing the damaged portions of the building.

SB 4-D requires 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 is to be performed before December 31, 2024.

NOTE:  SB 4-D requires Developer and non-developer unit Owners to give prospective Buyers of a unit a copy of the inspector-prepared summary of the Milestone Inspection report.

For Reference:

http://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&Search_String=&URL=0500-0599/0553/Sections/0553.899.html

http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.706.html

https://www.flsenate.gov/Session/Bill/2022D/4D/BillText/er/PDF

https://www.flsenate.gov/Session/Bill/2023/154/BillText/er/PDF

All residential Condominiums and Cooperative buildings (including mixed-ownership buildings) in the state of Florida that are three or more stories in height are required to have a MI when the building reaches a certain age:

• 30 years of age and every 10 years thereafter, or

• 25 years of age and every 10 years thereafter if the local enforcement agency has determined that local circumstances require the initial MI be performed at 25 years instead of 30 years.

The age of a building is determined by the date the certificate of occupancy was issued.

For Reference:

https://condos.myfloridalicense.com/inspections/#Milestone-Inspections

http://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&Search_String=&URL=0500-0599/0553/Sections/0553.899.html

A MI report includes:

• A list of the material findings and recommendations.
• A description of how the inspection was performed.
• An identification of any substantial structural deterioration and repair recommendations.
• A determination of whether unsafe or dangerous conditions were identified.
• A recommendation for remedial or preventive repair of non-substantial structural deterioration.
• An identification of items requiring further inspection.
• A separate summary of findings.
• A signature and seal by the licensed professional who performed the inspection.

The Condominium or Cooperative Association will receive a copy of the MI report and is required to distribute a copy of the inspector-prepared summary report to each unit owner within 45 days of receiving the report.

A copy of the summary must also be posted in a conspicuous place, and the full report along with the inspector-prepared summary must be published on the Association’s website if the association is required to have a website.

If repairs need to be made, the building owner has 365 days to complete the repairs and correct the structural deficiencies that are indicated by the Phase 2 Milestone Inspection report.  Once the repairs have been made, a professional must reinspect the building and provide an amended report, stating that all required repairs have been completed, and the building is acceptable for continued occupancy.

When a Milestone Inspection report states that repairs are needed, the Association must follow a structured process to comply with Florida law — particularly SB 4D and SB 154. 

• The licensed engineer or architect will issue a written report identifying structural issues and necessary repairs.
• The association's board must review the report and share it with all unit owners.
• The report must be retained as an official record and posted on the association’s website (if applicable).
   

• Submit the completed MI Report to the local building department and the Florida Department of Business and Professional Regulation (DBPR).
• This submission is required within 180 days of being notified that the milestone inspection is due.
   

• The board must consult with the inspecting engineer or another qualified professional to:
  • Develop a repair plan.
  • Prioritize life safety and structural stability issues first.
• This may also trigger a Structural Integrity Reserve Study (SIRS), which is mandatory under certain conditions.
   

• Unit owners must be informed of:
  • The inspection findings.
  • Planned repairs.
  • Estimated costs and timelines
• Transparency is key, especially if a special assessment or loan will be used to fund the repairs.
   

• The association must fund the repairs, which may involve:
  • Using reserve funds.
  • Borrowing (loan assistance may be required).
  • Levying a Special Assessment on unit owners.
     

• The association must hire licensed and insured contractors to carry out the necessary repairs.
• Permits must be pulled where required by the local building department.
   

• Repairs should be completed within a reasonable time frame, based on urgency and local building department guidelines.
• Follow-up inspections may be needed to ensure work is up to code.
   

• Once repairs are completed, update the Association records.
• Notify the local authority and DBPR if required, showing that the issues have been addressed.