- What is a Florida milestone inspection?
- A Florida milestone inspection is a structural safety inspection required under F.S. §553.899, enacted by SB 4-D (2022) following the Champlain Towers South collapse. It is a two-phase visual and engineering inspection of a building's structural components - load-bearing walls, columns, beams, slabs, primary structural members, and their connections. Phase 1 is a visual inspection by a licensed architect or engineer; Phase 2 is a detailed engineering inspection triggered when Phase 1 finds signs of substantial structural deterioration.
- Which Florida buildings require a milestone inspection?
- Under F.S. §553.899, residential condominium and cooperative buildings that are three stories or more in height are required to undergo a milestone inspection. This applies to both existing buildings and newly constructed buildings. Single-family homes, townhomes, and buildings fewer than three habitable stories are not subject to the milestone inspection requirement.
- What is the deadline for a Florida Phase 1 milestone inspection?
- The deadline depends on the building's age and proximity to a coastline. For buildings within three miles of a coastline, the first milestone inspection was due by December 31, 2024 (30 years after certificate of occupancy, or by that date if already 25+ years old). For all other qualifying buildings, the deadline is December 31, 2026 (30 years after certificate of occupancy) or within 30 years of the original certificate of occupancy thereafter. After the first inspection, milestone inspections must be repeated every 10 years.
- What happens after a Phase 1 milestone inspection finds structural concerns?
- If the licensed architect or engineer performing the Phase 1 inspection finds evidence of substantial structural deterioration, the building must undergo a Phase 2 inspection. Phase 2 involves a more comprehensive review that may include nondestructive or destructive testing and sampling of structural components. The Phase 2 inspector must provide a full written report with findings and recommended repairs. The association must promptly notify owners and the local building official of the results.
- Who can perform a Florida milestone inspection?
- Under F.S. §553.899, a milestone inspection must be performed by a Florida-licensed architect or engineer with the appropriate structural engineering expertise. The inspector must be contracted by the condominium association - not by individual unit owners or property managers. Local building officials have authority to approve the inspector and review the final report.
- What triggers a Phase 2 milestone inspection?
- A Phase 2 milestone inspection is triggered when the Phase 1 visual inspection reveals any sign of substantial structural deterioration - defined in F.S. §553.899 as a material weakening of any portion of the building due to deterioration of building components. This includes corrosion, cracking, spalling, or deflection beyond accepted engineering tolerances. The Phase 2 inspector may require testing such as concrete core sampling, rebar analysis, or infrared thermography.