Milestone Inspections
At PES, we are committed to ensuring the structural design integrity and safety of your condominium or cooperative building, as mandated by Florida state law. Our trained and experienced team of licensed Professional Engineers and inspectors is equipped to provide these essential special inspections for both existing structures and new construction projects. We fully comply with Florida Statutes (553.899) and recognized regulatory bodies to ensure the structural safety of your property.
Florida’s Statewide Mandatory Structural Inspections
Effective May 26, 2022, condominium and cooperative association buildings in Florida that are three stories or taller are now required by law to undergo Milestone Inspections.
Milestone Inspections must be performed by a licensed Professional Engineer or architect and are performed when the building reaches a certain age - 25 years for buildings within three miles of the coastline, and 30 years for buildings farther from the coastline. For buildings already past their milestone year, an inspection must be carried out by December 31, 2024.
These inspections are a legal requirement, and it is the association's responsibility to ensure they are carried out timely and in accordance with the law. In doing so, you not only fulfill your legal obligations but also ensure the safety and structural integrity of your building.
Florida’s Statewide Mandatory Structural Inspections
Effective May 26, 2022, condominium and cooperative association buildings in Florida that are three stories or taller are now required by law to undergo Milestone Inspections.
Milestone Inspections must be performed by a licensed Professional Engineer or architect and are performed when the building reaches a certain age - 25 years for buildings within three miles of the coastline, and 30 years for buildings farther from the coastline. For buildings already past their milestone year, an inspection must be carried out by December 31, 2024.
These inspections are a legal requirement, and it is the association's responsibility to ensure they are carried out timely and in accordance with the law. In doing so, you not only fulfill your legal obligations but also ensure the safety and structural integrity of your building.
What Does A Milestone Inspection Involve?
Milestone inspections are conducted in two phases.
Phase One involves a visual examination of the building, including its major structural components. This includes load-bearing walls, primary structural members, and primary structural systems as defined in s. 627.706. The purpose here is to determine the general structural condition of the building and if any repairs, maintenance, or replacement of structural components are necessary. This inspection is not to determine if the building is in compliance with building or fire safety codes. If no signs of substantial structural deterioration are found, Phase Two is not required.
Phase Two is necessitated if substantial structural deterioration is identified during Phase One. This phase may involve destructive or nondestructive testing, as directed by the inspector.
Upon completion of either phase, a comprehensive report is submitted, outlining any substantial structural deterioration, recommendations for repairs, and the overall structural condition of the building. This report is then shared with the condominium or cooperative association and the local government's building official.
What Does A Milestone Inspection Involve?
Milestone inspections are conducted in two phases.
Phase One involves a visual examination of the building, including its major structural components. This includes load-bearing walls, primary structural members, and primary structural systems as defined in s. 627.706. The purpose here is to determine the general structural condition of the building and if any repairs, maintenance, or replacement of structural components are necessary. This inspection is not to determine if the building is in compliance with building or fire safety codes. If no signs of substantial structural deterioration are found, Phase Two is not required.
Phase Two is necessitated if substantial structural deterioration is identified during Phase One. This phase may involve destructive or nondestructive testing, as directed by the inspector.
Upon completion of either phase, a comprehensive report is submitted, outlining any substantial structural deterioration, recommendations for repairs, and the overall structural condition of the building. This report is then shared with the condominium or cooperative association and the local government's building official.
What to Expect in Your Milestone Report
Upon completion of Phase 1 and Phase 2 (if required) of the Milestone Inspection, PES will provide a comprehensive report to the condo association or cooperative association and the local building official with jurisdiction. The report will meet the following criteria:
The association must distribute a copy of the inspector-prepared summary to each condo unit owner, display a copy in a prominent location, and publish both the full report and summary on their website.
Repair Recommendations: Recommendations for remedial or preventative repairs will be provided for items that show damage but do not exhibit substantial structural deterioration.
Further Inspection: Any items requiring additional inspection will be identified and described.
Certification: The report will bear the seal and signature or electronic signature of the licensed Florida Engineer who conducted the milestone inspection.
Inspection Details: It will clearly indicate the method and type of inspection conducted as the basis for the report.
Structural Deterioration: Any substantial structural deterioration, identified with a reasonable professional probability based on the inspection's scope, will be described in detail along with the recommended repairs.
Safety Conditions: The report will state whether any observed conditions are deemed unsafe or dangerous as per the Florida Building Code definitions.
Certification: The report will bear the seal and signature or electronic signature of the licensed Florida Engineer who conducted the milestone inspection.
Inspection Details: It will clearly indicate the method and type of inspection conducted as the basis for the report.
Structural Deterioration: Any substantial structural deterioration, identified with a reasonable professional probability based on the inspection's scope, will be described in detail along with the recommended repairs.
Safety Conditions: The report will state whether any observed conditions are deemed unsafe or dangerous as per the Florida Building Code definitions.
What to Expect in Your Milestone Report
Upon completion of Phase 1 and Phase 2 (if required) of the Milestone Inspection, PES will provide a comprehensive report to the condo association or cooperative association and the local building official with jurisdiction. The report will meet the following criteria:
The association must distribute a copy of the inspector-prepared summary to each condo unit owner, display a copy in a prominent location, and publish both the full report and summary on their website.
Repair Recommendations: Recommendations for remedial or preventative repairs will be provided for items that show damage but do not exhibit substantial structural deterioration.
Further Inspection: Any items requiring additional inspection will be identified and described.
How do you when your property is due for its Milestone inspection?
Your building's Milestone Inspection is due when it reaches a certain age, which is dependent on its proximity to the coastline:
- If the building is within three miles of the coastline, a Milestone Inspection is required at 25 years of age.
- If the building is more than three miles from the coastline, a Milestone Inspection is required when it reaches 30 years of age.
- After the initial inspection, further inspections are required every 10 years.
- Buildings issued a certificate of occupancy on or before July 1, 1992, must have their initial Milestone Inspection performed by December 31, 2024.
- The local enforcement agency will send a written notice by certified mail to the condominium or cooperative association at the start of the year in which a Milestone Inspection is due.
- Upon receiving this notice, the Milestone Inspection must be completed within 180 days.
- The responsibility of arranging for the Milestone Inspection and ensuring compliance with these requirements falls on the condominium or cooperative association.
- If the date of issuance for the certificate of occupancy is not available, the date of occupancy as evidenced in any record of the local building official will be considered as the date of issuance of the building’s certificate of occupancy.
By keeping track of these points, you can determine when your property is due for its Milestone Inspection.
How do you when your property is due for its Milestone inspection?
Your building's Milestone Inspection is due when it reaches a certain age, which is dependent on its proximity to the coastline:
- If the building is within three miles of the coastline, a Milestone Inspection is required at 25 years of age.
- If the building is more than three miles from the coastline, a Milestone Inspection is required when it reaches 30 years of age.
- After the initial inspection, further inspections are required every 10 years.
- Buildings issued a certificate of occupancy on or before July 1, 1992, must have their initial Milestone Inspection performed by December 31, 2024.
- The local enforcement agency will send a written notice by certified mail to the condominium or cooperative association at the start of the year in which a Milestone Inspection is due.
- Upon receiving this notice, the Milestone Inspection must be completed within 180 days.
- The responsibility of arranging for the Milestone Inspection and ensuring compliance with these requirements falls on the condominium or cooperative association.
- If the date of issuance for the certificate of occupancy is not available, the date of occupancy as evidenced in any record of the local building official will be considered as the date of issuance of the building’s certificate of occupancy.
By keeping track of these points, you can determine when your property is due for its Milestone Inspection.
Navigating Milestone Inspections With PES
At PES, we simplify the process for you. Our experienced team will conduct the Milestone Inspections thoroughly, adhering to all Florida statutes and ensuring every aspect of your building is assessed meticulously. With us by your side, you can be confident about maintaining the safety and compliance of your building.
Our team is here to guide you through the inspection process, explain technical aspects in an understandable manner, and ensure you are fully informed about your building's structural integrity.
