Milestone Inspections

Chapter 553 of the Florida Statutes requires mandatory structural inspections to be performed on all condominium or cooperative association buildings consisting of three (3) stories or more once these buildings reach a certain age.  

Florida Statute 718.501(3)(a) / Senate Bill SB 4-D requires all condominium and cooperative associations with buildings 3 stories or higher to file building and contact information with Florida Division of Florida Condominium, Timeshares and Mobile Homes.  For additional information or to record your building with the State, please visit the DBPR's Condominiums and Cooperatives-Building Reporting webpage.

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.