“Phase One Inspection” or “Phase One Milestone Inspection” means performance of:

1. A visual examination of habitable and non-habitable areas of a building, including the major structural components of a building, including but not limited to roofing, balconies, post tension slabs and anchorage, caulking, curtain walls, window installation, flashing, building cladding, foundations (settlement or subsidence), garages, pool decks, roof parapets, common areas, unconditioned spaces, accessible exterior areas, and flood and storm protective measures;
2. A historical analysis of existing construction documents, permits, inspections, and maintenance records; and
3. Provide a qualitative assessment of the structural conditions of the building based on the examination and analysis of the above by an Inspector. For structures with balconies or other similar features, inspections shall include, at a minimum, thirty-three percent (33%) of the balconies, handrails or other similar components.

“Phase Two Inspection” or “Phase Two Milestone Inspection” means an inspection necessary to fully assess areas of structural distress in order to confirm that the building is structurally sound and safe for its intended use and to recommend a program for fully assessing and repairing distressed and damaged portions of the building, said inspection may involve destructive or nondestructive testing at the Inspector’s direction. The Inspector may determine the extensiveness of the inspection or the limitation of the areas of inspection based on their experience, education, and training. When determining testing locations, the Inspector must give preference to locations that are the least disruptive and most easily repairable while still being representative of the structure.

In the City of Jacksonville Beach, every building is located within three (3) miles of the Atlantic Ocean's coastline. Therefore, "Milestone Inspections" must be performed by a licensed architect or engineer when a condominium or cooperative association building that is three (3) stories or taller reaches 25 years of age and then every 10 years thereafter. 

For buildings that were occupied on or before July 1, 1992, an initial milestone inspection must be performed before December 31, 2024.

Phase One Inspections. The Association must complete Phase One of the Milestone Inspection, however, no report shall be required prior to December 31, 2024. An Inspector who performs a Phase One Inspection shall prepare and submit a written inspection report to the Chief Building Official. The inspector’s report shall indicate whether a Phase Two Inspection, as provided by F.S. Section 553.899(7)(b) is required.

Phase Two Inspections. A Phase Two Milestone Inspection must be performed if any substantial structural deterioration is identified during the Phase One Milestone Inspection. An inspector who performs a Phase Two Milestone Inspection shall prepare and submit a written inspection report to the Chief Building Official.

SUBMIT MILESTONE INSPECTION REPORTS ONLINE

Submission. Upon completion of a Phase One or Phase Two Milestone Inspection, the Inspector 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 Association, and the building official of the local government.

Terminology. Any terminology providing a rating, grade, or status of a component, system, or structure shall be explained in sufficient detail to justify the rating or status. 

Contents. 

1. Phase One Inspection reports must contain or address, at a minimum, all of the following: 

• Bear the seal and signature, or the electronic signature, of the Inspector who performed the inspection, a date for each inspection, if multiple days, and the date of the final report. 
• The complex and management information, including but not limited to the name and contact information for the Association and any management company. The report should also identify the current members of the Association’s board and each member’s contact information. 
• Indicate the manner and type of inspection forming the basis for the inspection report. 
• Provide a general condition rating and any specific detail observations, along with any recommendations for each inspection category listed in the inspection criteria, including but not limited to: foundations, roof/roofing systems, bearing walls, floor systems, framing systems, windows, wall openings, railings, stairs, and balconies. 
• 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. 
• Include color photographs with sufficient resolution to convey the conditions at the time of the inspection and identify any recommended repairs. 
• State whether unsafe or dangerous conditions, as those terms are defined in the Florida Building Code, were observed.
• Recommend any remedial or preventive repair for any items that are damaged but are not substantial structural deterioration. 
• Provide an overall qualitative structural assessment of the building. 
• Identify and describe any items requiring further inspection. 
• Indicate if a Phase Two Inspection, or other subsequent inspections are required, necessary, or recommended. 
• Include a copy of the Certificate of Insurance specifically providing coverage for the Inspector, and their company if applicable.
• Include a copy of the Inspector’s Resume or Curriculum Vitae with three (3) references from prior multi-story projects and a self-qualification letter from the Inspector stating their professional experience with the design and inspection of similar structures.

2. Phase Two Inspection reports shall contain at a minimum the following: 

• Bear the seal and signature, or the electronic signature, of the Inspector who performed the inspection, a date for each inspection, if multiple days, and the date of the final report.
• The complex and management information, including but not limited to the name and contact information for the association entity and any management company. The report should also identify the current members of the Association’s board and each of their individual contact information.
• Provide references to the Phase One Inspection Report for each item requiring additional examination.
• Identify the type and manner of inspections performed.
• Identify any damage, including color photographs when possible, and extent of repairs needed along with any repair recommendations.
• Provided graded urgency for each required, necessary, or recommended repair. 
• Identify any testing performed and the results of any testing. 
• List any additional inspections or testing that should be performed and provide a timeline for completion.