The purpose of the milestone inspection is to determine if evidence of substantial structural deterioration can be identified.

WHO NEEDS A MILESTONE INSPECTION?

It is an inspection of the building’s structural integrity and includes inspection of the load-bearing walls and other structural elements designed to provide support and stability for the overall structure.

All condominiums and cooperative buildings in the state of Florida that are three or more stories in height will need a milestone inspection 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 building is located within three 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.

HOW IS A MILESTONE INSPECTION PERFORMED?

An inspection can be performed by an engineer authorized to practice in the state of Florida who is qualified to attest to the general structural condition of the building and any necessary maintenance, repair, or replacement of any structural component.

The licensed engineer conducts the milestone inspection in the following phases:

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

WHAT IS INCLUDED IN A MILESTONE INSPECTION REPORT?

• A list of the material findings and recommendations
• A description of the manner the inspection was performed
• An identification of all 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 damage
• An identification of items requiring further inspection
• A separate summary of findings
• Signature and seal on all reports by the licensed engineer who performed the inspection

WHAT HAPPENS AFTER THE MILESTONE INSPECTION IS COMPLETED?

• The association receives a 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.