Milestone Inspections – Phase 1 & 2

Milestone Inspections- Phase 1 & Phase 2

What is a Milestone Inspection?

Milestone Inspections are now REQUIRED BY FL STATUTE.

As of July 1, 2022

  • Condo (718) or Co-Op (719) buildings, 3 stories or more, within 3 miles of the coastline, are now required to complete a Phase 1 Milestone Inspection 25 years after the first Certificate of Occupancy.
  • Condo (718) or Co-Op (719) buildings, 3 stories or more, outside of the 3 mile radius from the coastline, are required to complete a Phase 1 Milestone Inspection 30 years after first Certificate of Occupancy.
  • After the initial recertification period of 25 or 30 years, Condo (718) or Co-Op (719) buildings, 3 stories or more must then complete an updated Phase 1 Milestone Inspection every 10 years thereafter.

With licensed Professional Engineers as well as FAA licensed drone pilots, Team Complete provides the expertise to accurately assess your property in order to receive recertification or provide the necessary steps to receive your association’s 25, 30, or 10 year milestone inspection report(s).

25 year milestone inspections
30 year milestone inspections
10 year milestone inspections

*40 Year Inspections Remain In Broward County As Well*

Phase 1 & 2

Phase 1 is an initial visual inspection to determine basic structural integrity.  A Structural Engineer will look at the building structure top to bottom, inside and out to observe any problems. The fundamental purpose of the required inspection and report is to confirm in reasonable fashion that the building or structure under consideration is safe for continued use under present occupancy.  The inspection will determine the general safety and structural condition of the building(s). If “substantial structural deterioration” is found a PHASE 2 inspection will need to be conducted.

If problems are found, repair and next step recommendations are reported for Phase 2. 

Phase 2 is triggered if problems are discovered in Phase 1. Phase 2 will continue to define the scale of the problem and the plan for repairs. The scope of a Phase 2 report will depend on the problems identified. 

Important Deadlines You Should Know

January 1, 2023– Condo Associations and Co-ops must submit the number of buildings on their property in writing to the DBPR. This must also include the following: the total number of units in each building on the property, the address of each building, and the county in which each building is located.

July 1, 2024– 25 and 30 year milestone inspections must be submitted to your local county authority by a licensed engineer.

Key Legal Takeaways From The Condo Safety Bill

553.899 Mandatory structural inspections for condominium and cooperative buildings.

(1) The Legislature finds that maintaining the structural integrity of a building throughout its service life is of paramount importance in order to ensure that buildings are structurally sound so as to not pose a threat to the public health, safety, or welfare. As such, the Legislature finds that the imposition of a statewide structural inspection program for aging condominium and cooperative buildings in this state is necessary to ensure that such buildings are safe for continued use.

2(a) “Milestone inspection” means a structural inspection of a building, including an inspection of load-bearing walls and the primary structural members and primary structural systems as those terms are defined in s.627.706, by a licensed architect or engineer 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.

The purpose of such inspection is not to determine if the condition of an existing building is in compliance with the Florida Building Code or the fire safety code.

7(a) For phase one of the milestone inspection, a licensed architect or engineer authorized to practice in this state shall perform a visual examination of habitable and non-habitable areas of a building, including the major structural components of a building, and provide a qualitative assessment of the structural conditions of the building. If the architect or engineer finds no signs of substantial structural deterioration to any building components under visual examination, phase two of the inspection, as provided in paragraph (b), is not required. An architect or engineer who completes a phase one milestone inspection shall prepare and submit an inspection report pursuant to subsection (8).

(8) Upon completion of a phase one or phase two milestone inspection, the architect or engineer who performed the inspection must submit a sealed copy of the inspection report with a separate summary of, at minimum, the material findings and recommendations in the inspection report to the condominium association or cooperative association, and to the building official of the local government which has jurisdiction. The inspection report must, at a minimum, meet all of the following criteria:

(a) Bear the seal and signature, or the electronic signature, of the licensed engineer or architect who performed the inspection.

(b) Indicate the manner and type of inspection forming the basis for the inspection report.

(c) Identify any substantial structural deterioration, within a reasonable professional probability based on the scope of the inspection, describe the extent of such deterioration, and identify any recommended repairs for such deterioration.

(d) State whether unsafe or dangerous conditions, as those terms are defined in the Florida Building Code, were observed.

(e) Recommend any remedial or preventive repair for any items that are damaged but are not substantial structural deterioration.

(f) Identify and describe any items requiring further inspection.

Team complete Difference

Team Complete is here to help you.  We are a full-service building consulting and engineering firm serving association managers and COAs throughout the state of Florida. Our on-staff Professional Engineers are fully qualified to conduct Phase 1 and 2 Milestone Inspections as well as Structural Integrity Reserve Studies. We also have an on-staff licensed CAM to help your management team navigate this process while ensuring that your association fulfills its statutory funding requirements.

Luis Pappaterra, P.E, Structural Engineer | James Coil, P.E, Mechanical Engineer

John Minor, C.G.C, C.F.M, General Contractor | James “JB” Burnes, C.A.M, Community Association Manager

  • Structural and Mechanical Engineers with experience in the design, construction, maintenance of all major building systems including and beyond the Milestone Inspection requirements. 
  • General Contractor with experience in Multi-unit residential buildings
  • Experience with capital budget planning and finances.  
  • Brings the latest in 3D and inspection technology including Unmanned Aerial Systems (UAS) & Drones, thermal imaging, water detection, and pipe inspection.
  • Experts in roofs of all types, stucco, windows and doors, HVAC, plumbing and other major systems.
  • Expertise in building damage assessment.

Complete also is fully licensed to conduct your required Structural Integrity Reserve Studies (SIRS) CLICK HERE TO LEARN MORE

*Call Complete today to see how we can take care of the details so you can get back to taking care of business.*

Condo Recertification Resources & Documents (click to view all recertification documents)

Read Full Condo Safety Bill (click to view full PDF document)

Compete breakdown of special session and what this means for the industry