Question 1

What is a milestone inspection?

Accepted Answer

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.

Question 2

Which buildings are required to have a milestone inspection?

Accepted Answer

Residential condominium buildings of three or more habitable stories are required to have milestone inspections. The inspection is due by December 31 of the year the building reaches 30 years of age, measured from the certificate of occupancy (F.S. § 553.899(3)(a)). Buildings that reached 30 before July 1, 2022 had until December 31, 2024, and buildings that reached 30 between July 1, 2022 and December 31, 2024 had until December 31, 2025. The local enforcement agency may require the inspection at 25 years based on local circumstances such as proximity to salt water (§ 553.899(3)(b)); proximity to the coast does not shorten the deadline by itself. After the initial inspection, recertification is required every 10 years. Buildings under three stories are not covered by this statute.

Question 3

What is the difference between Phase 1 and Phase 2?

Accepted Answer

Phase 1 is a visual inspection only, with 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.

Question 4

What is a SIRS and how does it differ from the milestone inspection?

Accepted Answer

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.

Question 5

What are the penalties for not complying?

Accepted Answer

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.

Service	Total range	Per 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

Florida Milestone Inspection Cost Estimator

Florida Milestone Inspection Cost Estimator

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