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Florida Milestone Inspection Cost Estimator

Estimate Phase 1, Phase 2, and SIRS costs before you budget — Florida buildings 3 stories or more

On June 24, 2021, the Champlain Towers South in Surfside, Florida collapsed, killing 98 people. The disaster exposed a systemic problem: condominium boards had been deferring structural maintenance and underfunding reserves for decades, and no state framework existed to catch deteriorating buildings before they reached crisis. Florida's legislative response — SB 4-D (2022) and SB 154 (2023) — created the milestone inspection requirement under F.S. § 553.899 and the companion SIRS mandate, making Florida the first state to require mandatory structural inspections and full reserve funding for older multistory condominiums.

A milestone inspection is a two-phase process performed by a licensed architect or structural engineer. Phase 1 is a visual inspection of accessible areas — concrete, structural members, exterior cladding, roofing, balconies, and common areas. If Phase 1 finds signs of substantial structural deterioration, the inspector orders a Phase 2, which involves more invasive investigation including probing, coring, or testing. Phase 1 alone costs $3,500–$20,000 for most Florida condo buildings. Phase 2, when triggered, adds $12,000–$45,000 or more depending on the extent of investigation needed. The SIRS is a separate deliverable from the structural inspection and must also be commissioned under F.S. § 718.112.

This estimator tells you whether your building currently meets the milestone inspection threshold, and if so, provides a cost range for Phase 1, Phase 2 (if triggered), and the SIRS. It does not replace quotes from licensed structural engineers — it is a planning tool for boards who need a credible number to bring into a budget discussion before they've engaged a firm.

Building profile

Coastal building

Within 3 miles of the Florida coastline — lower age threshold applies

Prior milestone inspection on file

10-year recertification cycle applies to subsequent inspections

Milestone inspection status

Inspection required

A 4-story building aged 32 years meets the threshold (30 years).

F.S. § 553.899 requires milestone inspections for residential condominium buildings of three stories or more. The first inspection was required by December 31, 2024 for buildings 30 years or older (25 years if within 3 miles of the coast). Subsequent inspections are required every 10 years.

Cost estimate

Phase 1, Phase 2 & SIRS ranges

Based on 60 units, 4 stories

ServiceTotal rangePer unit
Phase 1 — Visual inspection$4,480–$8,288$75–$138
Phase 2 — Structural investigation (if triggered)$16,800–$60,000$280–$1,000
SIRS — Structural Integrity Reserve Study$3,600–$5,800$60–$97

Scenario totals

Scenario A — Phase 1 + SIRS only

No structural concerns found in Phase 1 (best case, ~50–65% of buildings)

$8,080–$14,088

$135–$235 per unit

Scenario B — Phase 1 + Phase 2 + SIRS

Phase 1 triggers a Phase 2 structural investigation (~35–50% of buildings)

$24,880–$74,088

$415–$1,235 per unit

These are rough industry estimates (2024). Actual costs depend on the specific engineering firm, local market, building complexity, and scope of any structural concerns found in Phase 1. Get multiple quotes from licensed structural engineers before budgeting.

Compare real costs with Florida boards and managers in the Common Area.

Ask the Common Area

This tool provides estimates for planning purposes only. Eligibility depends on the precise definition of “stories” and “coastal” under F.S. § 553.899 and DBPR rules, which may differ from colloquial usage. Cost ranges reflect 2024 market conditions and will vary. Consult a licensed structural engineer or your association attorney to confirm your building’s obligations before making compliance or budget decisions. This is not legal, engineering, or financial advice.

Statutes referenced

For reference only. Not legal advice. Confirm current statute text with counsel or via our statute reference library.

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Frequently asked questions

What is a milestone inspection?
A milestone inspection is a mandatory structural inspection required under F.S. § 553.899 for residential condominium buildings of three or more stories. It is conducted in two phases: Phase 1 is a visual inspection by a licensed architect or structural engineer; Phase 2 is a more detailed investigation ordered when Phase 1 reveals evidence of substantial structural deterioration. The inspection is distinct from, and in addition to, the Structural Integrity Reserve Study (SIRS) required under § 718.112.
Which buildings are required to have a milestone inspection?
Residential condominium buildings of three or more habitable stories are required to have milestone inspections. The first inspection was due by December 31, 2024 for buildings that had reached 30 years of age (25 years if located within 3 miles of the Florida coastline). After the initial inspection, recertification is required every 10 years. Buildings under three stories are not covered by this statute.
What is the difference between Phase 1 and Phase 2?
Phase 1 is a visual inspection only — no invasive testing or probing. The engineer or architect walks the building, inspects accessible structural components, and documents any visible signs of deterioration. If the Phase 1 report finds evidence of substantial structural deterioration, a Phase 2 must be ordered. Phase 2 involves testing, probing, coring, or other non-destructive or destructive investigation as needed to evaluate the extent and severity of the deterioration found in Phase 1. Roughly 35–50% of buildings that undergo Phase 1 are ordered to complete Phase 2, based on early market data.
What is a SIRS and how does it differ from the milestone inspection?
A Structural Integrity Reserve Study (SIRS) is a financial planning document required under F.S. § 718.112(2)(g) that identifies in-scope structural components, their replacement costs, and the required annual reserve contributions. It is not the same as a milestone inspection — the milestone inspection assesses current structural condition, while the SIRS assesses future funding requirements. Both are required; most associations commission them from the same firm at the same time to reduce cost and avoid duplicative site visits.
What are the penalties for not complying?
Local building officials have authority to pursue enforcement, and the DBPR can take action against non-compliant condominiums. More immediately, lenders and buyers are increasingly requiring evidence of milestone inspection compliance before closing transactions, and some insurance carriers are considering compliance status in underwriting decisions. Non-compliant associations also face director liability exposure if a structural failure occurs and it emerges that the board failed to perform a required inspection.