Florida milestone inspections are structural evaluations required for condominium and cooperative buildings with three or more habitable stories. These inspections verify that critical structural components—such as load-bearing walls, roof decks, and balconies—remain safe and in good condition as the building ages.
The first milestone inspection must be completed by December 31 of the year a building reaches 30 years of age. After the initial inspection, subsequent inspections are required every 10 years.
If a building turned 30 between July 1, 2022, and December 31, 2024, the first inspection must be completed before December 31, 2025.
Condominium association boards are responsible for coordinating inspections, funding the work, and meeting all required deadlines. Failure to comply may result in fines, legal exposure, or potential board liability. Most local governments issue formal notices when a building reaches the required inspection age. Once notice is received, associations typically have 180 days to complete Phase 1.
This material is provided for informational purposes only and does not constitute legal advice or create an attorney-client relationship. Board members should consult the association’s legal counsel before making decisions or taking action.
What to Expect During a Florida Milestone Inspection
Phase 1: Visual Inspection
Phase 1 consists of a licensed architect or engineer performing a visual review of the building’s structural systems. The inspector looks for visible warning signs such as cracking, corrosion, water intrusion, or structural movement.
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If no significant issues are identified, the inspection process concludes.
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If concerns are observed, the association must proceed to Phase 2.
Phase 2: In-Depth Investigation
Phase 2 involves a more detailed examination of areas of concern. Inspectors may use moisture meters, sounding methods, or limited removal of finishes to evaluate underlying structural conditions. A written report will document findings, identify necessary repairs, and outline recommendations.
After the Milestone Inspection
If Phase 2 reveals substantial structural deficiencies, repairs must begin within one year of the Phase 2 report, unless local regulations impose stricter timelines.
Florida law also requires condominium associations to fully fund reserves for Structural Integrity Reserve Study (SIRS) components. Budgets adopted on or after December 31, 2024, may not waive reserves for critical structural elements such as roofs and load-bearing walls.
Additional statutory notice and reporting requirements include:
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Within 14 days of receiving notice that an inspection is required, the board must notify all unit owners of the deadline.
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Within 45 days after receiving the completed milestone inspection report, the board must:
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File the report with the local building department.
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Distribute the inspector’s summary to owners by mail or personal delivery.
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Email the summary to owners who consent to electronic notice.
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Post the report on the association’s website.
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Local jurisdictions may impose additional penalties, deadlines, or occupancy restrictions for noncompliance, making timely action essential.
Preparing for Your Next Milestone Inspection
Boards should begin planning well before the 25- or 30-year trigger to allow adequate time for budgeting, scheduling, and selecting qualified professionals.
Key preparation steps include:
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Confirm the Certificate of Occupancy (CO) date
Inspection deadlines are based on the CO date, not the association’s formation date. Property managers or legal counsel can help obtain this information. -
Review building records
Examine maintenance logs, engineering reports, and reserve studies to provide inspectors with a clear understanding of the building’s history and condition. -
Budget appropriately
Plan for Phase 1 costs and potential Phase 2 investigations. Well-funded reserves help avoid special assessments. -
Engage qualified professionals
Select architects and engineers familiar with Florida building codes and experienced with coastal or high-rise structures.
Frequently Asked Questions
How often are milestone inspections required?
They occur every 10 years after the initial inspection at 30 years.
Are milestone inspections mandatory?
Yes. Section 553.899, Florida Statutes, requires milestone inspections for qualifying condominium and cooperative buildings. Local building departments enforce compliance.
Who is responsible for scheduling the inspection?
The condominium association board is responsible for coordinating, funding, and reporting the inspection.
How much do inspections cost, and who pays?
Costs vary based on building size, age, and complexity.
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Phase 1 inspections typically cost several thousand dollars.
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Phase 2 investigations can cost tens of thousands.
The association is legally responsible for payment, including required repairs. Funding typically comes from reserves, though special assessments or dues adjustments may be necessary.
What is the difference between a milestone inspection and a SIRS?
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Milestone Inspection: Evaluates structural safety.
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SIRS: Determines required reserve funding for long-term repair or replacement of structural components.
Both are mandatory and work together to support proper maintenance and financial planning.
Additional Considerations
Reserve Studies
Florida law requires a SIRS at least every 10 years and prohibits waiving funding for SIRS components in budgets adopted on or after December 31, 2024.
Local Variations
Some jurisdictions may require inspections as early as 25 years due to environmental conditions or risk factors.
New Legislation
House Bill 913 (effective July 2025) clarifies that milestone inspections apply only to buildings with three or more habitable stories and introduces conflict-of-interest disclosure requirements for architects, engineers, and contractors.
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a condo association newsletter
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a Florida real estate blog
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a compliance handout for boards
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a buyer education piece for condo purchasers
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