Milestone inspections

Common Elements summary — Section 718.703 is one half of Florida's post-Surfside structural reform (SB 4-D, 2022, amended 2023). It requires every condominium building three stories or taller to undergo a milestone inspection by a licensed engineer or architect by December 31 of the year the building turns 30 years old (25 years if within three miles of the coast), and every 10 years thereafter. The inspection has two phases. Phase 1 is a visual inspection of the building's structural elements; if the inspector finds no substantial structural deterioration, the report is filed and the building waits another 10 years. If Phase 1 identifies substantial structural deterioration, the engineer must conduct Phase 2 — a destructive or non-destructive testing protocol — and recommend repairs. Phase 2 reports must be submitted to the local building official and to every unit owner. For boards: the milestone is non-discretionary. Failing to commission the inspection by the deadline is a code violation that the building official can enforce by issuing a notice of unsafe structure. Start scheduling 12-18 months before the deadline — qualified engineers in South Florida are booked solid. See also 718.704 for the SIRS that pairs with this inspection.

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