Wednesday July 23, 2025
What are Florida milestone inspections, and what should condo associations know?
Florida milestone inspections are structural assessments for condominium association buildings that have three or more habitable stories. These inspections are designed to confirm that critical parts of the building like load-bearing walls, roof decks, and balconies remain safe and in good condition as the building ages. Milestone inspections must be done before December 31 in the year your building turns 30. After that, another inspection is required every 10 years.If your building turned 30 between July 1, 2022 and December 31, 2024, your first inspection is due before December 31, 2025.
Boards are responsible for coordinating these inspections, paying for them, and meeting required deadlines. If your association doesn’t comply, you could face fines, legal risks, or board liability. Most local governments send formal notices when a building reaches the required inspection age. Once your board receives that notice, you’ll usually have 180 days to complete Phase 1.
This article is not intended to and does not constitute legal advice or create an attorney-client relationship. Board members should consult their association’s attorney to discuss the legal implications of their decisions or actions prior to proceeding.
What to expect during Florida milestone inspections
Phase 1: Visual inspection
The first phase is a licensed architect or engineer’s visual review of your building’s structural systems. They’ll check for clear warning signs like cracks, rust, water damage, or movement in structural elements. If no major issues are found, the inspection is complete. But if they spot concerns, your association will move to Phase 2.Phase 2: In‑depth investigation
Phase 2 digs deeper into problem areas. Inspectors may use tools like moisture meters, sounding techniques, or remove small sections of finishes to assess underlying damage. They’ll document what they find, identify whether repairs are needed, and provide a written report outlining their recommendations.What to do after your milestone inspection
If Phase 2 uncovers significant structural concerns, the clock starts on repairs. State law requires repairs to begin within a year of the Phase 2 report, though each county may have its own stricter timelines. State law also requires condo associations to fully fund reserves for Structural Integrity Reserve Study (SIRS) components. Association budgets adopted on or after December 31, 2024 can’t waive reserves for critical structural elements like the roof and load-bearing walls. Within 14 days of the county’s notice that an inspection is due, the board must alert all owners of the deadline, and within 45 days after the engineer delivers the completed milestone report, it must file the report with the building department and distribute the inspector’s summary by mail or personal delivery and by email to owners who consented to receive notice by electronic transmission. The report must also be posted on the associations website.Some local governments may have additional penalties, deadlines, or occupancy restrictions for associations that miss required timelines, making it critical for your board to act quickly and keep owners informed.
Preparing for your next milestone inspection
Boards should begin planning well before the 25- or 30-year mark to give themselves enough time for budgeting, scheduling, and hiring the right professionals. The first step is confirming your building’s certificate of occupancy (CO) date, since Florida’s inspection deadlines are based on the CO, not when your association was formed. If you don’t have this date handy, your condo manager or association attorney can help track it down through local records.Next, take a close look at your building’s maintenance history, engineering reports, and reserve study. This background helps your architect or engineer understand the building’s condition before they begin the inspection. Don’t forget to budget for the inspection itself and any potential Phase 2 work. Well-funded reserves can help cover these costs without relying on special assessments. If your reserves are underfunded, start financial planning early to avoid surprise assessments.
Finally, partner with your property management company to find qualified inspection firms. Look for architects and engineers who know Florida’s building codes and have hands-on experience with coastal and high-rise properties. The right partner will help your board meet its legal responsibilities and develop a smart, cost-effective repair plan if issues are found.
Frequently asked questions about Florida milestone inspections
How often do they occur?
Florida milestone inspections happen every 10 years. Your building’s first inspection is due when it turns 30, and after that, you’ll need to complete a new inspection each decade to keep your records up to date.Are milestone inspections mandatory?
Yes. Florida law requires milestone inspections for all qualifying condo and co-op buildings. These requirements are outlined in Section 553.899 of the Florida Statutes. Local building departments also enforce these deadlines, and failing to comply could lead to fines or even limits on occupancy.Who is responsible for scheduling milestone inspections?
The condo association is responsible for meeting milestone inspection deadlines. That means the board needs to coordinate, fund, and report on the inspection. Once your certificate of occupancy reaches the age trigger, it’s your board’s job to take action.How much do they cost, and who pays?
The cost of a milestone inspection varies widely depending on your building’s size, age, and complexity. Older or larger buildings typically cost more to inspect, especially if a Phase 2 investigation is required. Phase 1 inspections are typically at least several thousand dollars, while Phase 2 inspections can reach tens of thousands of dollars. Your association is legally responsible for paying for the inspection, and for any repairs identified during the process. Most association budgets account for these costs through reserves, but if funding falls short, boards may need to levy a special assessment or adjust future dues.What’s the difference between a milestone inspection and a structural integrity reserve study (SIRS)?
While milestone inspections focus on evaluating a building’s structural safety, SIRS calculates how much money your association should be setting aside to repair or replace major structural components over time. Both are required under Florida law, and together they help your board develop a complete maintenance and funding plan. The SIRS must include critical items like the roof, structure, plumbing, and balconies, and funding these reserves is now mandatory.Other considerations
- Reserve studies: Florida law now requires a SIRS every 10 years and prohibits waiving funding for SIRS components in budgets adopted on or after December 31, 2024.
- Local differences: While Florida’s statewide milestone inspection timeline starts at 30 years, some local governments can require inspections as early as 25 years based on environmental conditions or building concerns. Your management team can help confirm the deadlines that apply to your property.
- New legislation: House Bill 913, effective July 2025, clarifies a milestone inspection is only required with 3 or more habitable stories and introduces new disclosure rules to prevent conflicts of interest between architects, engineers, and contractors.