Florida Milestone Inspection Cost Estimator

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.