What a Milestone Inspection Involves

The Florida milestone inspection is a structural safety inspection — separate from the Structural Integrity Reserve Study — required for all condominium buildings with 3 or more habitable stories. Trigger age: the first milestone inspection is required by the end of the calendar year in which the building turns 30 years old (25 years for buildings within 3 miles of a coastline). After the first inspection, milestone inspections are required every 10 years. Phase 1 inspection: a comprehensive visual inspection of the building's primary structural components by a licensed Florida engineer or architect. The inspector examines: • Foundation and below-grade structure • Concrete columns, beams, and slabs • Exterior walls and balconies • Roof framing and structure • Any other primary structural members Cost of Phase 1 inspection: typically $5,000 to $15,000 for a residential condo building. If Phase 1 finds no substantial structural deterioration: the inspection is complete. The licensed professional certifies the building as structurally safe.

Phase 2: When Problems Are Found

Phase 2 is required if Phase 1 identifies substantial structural deterioration. "Substantial structural deterioration" means material damage, deterioration, or distress to a primary structural member that threatens or may threaten the safety of the building. Phase 2 involves: • More detailed examination of specific areas of concern • May include opening of walls, ceilings, or floor assemblies to inspect concealed structural members • Destructive testing of concrete (core samples, rebar examination) • Specialized testing of concrete strength or corrosion levels Phase 2 cost: $25,000 to $100,000+ depending on the scope. This cost is borne by the association. After Phase 2: the engineer issues a report to the association and the local municipality with repair recommendations and timeline. If conditions are deemed unsafe, the municipality can: • Require repairs within a specified timeframe • Issue an evacuation notice if immediate danger exists • In extreme cases, order the building unoccupied until repairs are completed

What Buyers Should Do With Milestone Reports

For any Florida condo building aged 25 years or older: request both the Phase 1 inspection report (if completed) and the Phase 2 report (if required). Review: • Did the engineer certify the building as structurally safe? • Were any areas of concern identified in Phase 1? • Was a Phase 2 required? If so, what did it find? • Were required repairs completed, and are there completion certificates? • Is there a follow-up inspection scheduled? If the building has reached the milestone age but the inspection has NOT been completed, this is a serious red flag. The building is non-compliant with Florida law. If Phase 2 was required and identified significant issues, request documentation of any completed repairs and the engineer's re-certification that the repaired conditions are now safe.

“The milestone inspection is the tool that should have existed before Surfside. After the collapse, it became clear that the building had significant structural deterioration that was known to various parties but never systematically evaluated and disclosed. The milestone inspection now forces that evaluation on a mandatory schedule. A building that has passed a Phase 1 inspection with clean results is a meaningful piece of evidence for a buyer. A building where the inspection is overdue or where Phase 2 found significant issues is a different situation entirely.”

— Ryan Brown, Principal Broker & CEO, Own Luxury Homes®

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• HB 1021 Reform: What It Requires
• Buying a FL Condo Now: Checklist
• Reserve Studies Explained
• Special Assessment Risk for Buyers
• FL Condo Insurance Crisis
• Lender Eligibility for FL Condos

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