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Florida Milestone Inspections

Florida Milestone Inspections

Facilities Consulting Services

Operations and Maintenance

Florida Milestone Inspections

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Florida Milestone Inspections: Ensuring Building Safety

On May 26, 2022, Florida Governor Ron DeSantis signed Senate Bill SB 4-D: Building Safety. This statute states that all condominium or cooperative buildings that are 25 or 30 years of age with three or more floors in height must conduct structural integrity assessments known as “milestone inspections.” All phase one milestone inspections must be filed with the local building departments by the end of 2024.

On May 26, 2022, Florida Governor Ron DeSantis signed Senate Bill SB 4-D: Building Safety. This statute states that all condominium or cooperative buildings that are 25 or 30 years of age with three or more floors in height must conduct structural integrity assessments known as “milestone inspections.” All phase one milestone inspections must be filed with the local building departments by the end of 2024.

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Demystifying Milestone Inspection: A Key Service in Building Safety Florida

A “milestone inspection” is the structural inspection of a building performed by a licensed architect or engineer to ensure a building’s safety through an assessment of its structural components and general structural condition. The milestone inspection includes inspection of load-bearing walls and primary structural members and primary structural systems as defined by s. 627.706.

The report must attest to the life safety and adequacy of the structural components of the building and, to the extent reasonably possible, determine the general structural condition of the building as it affects the safety of such building, including a determination of any necessary maintenance, repair or replacement of any structural component of the building. The purpose of such inspection is not to determine if the condition of an existing building is compliant with the Florida Building Code.

“Substantial structural deterioration” means substantial structural distress that negatively affects a building’s general structural condition and integrity. The term does not include surface imperfections such as cracks, distortion, sagging, deflections, misalignment, signs of leakage, or peeling of finishes unless the licensed engineer or architect performing the phase one or phase two inspection determines that such surface imperfections are a sign of substantial structural deterioration.

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Demystifying Milestone Inspection: A Key Service in Building Safety Florida

A “milestone inspection” is the structural inspection of a building performed by a licensed architect or engineer to ensure a building’s safety through an assessment of its structural components and general structural condition. The milestone inspection includes inspection of load-bearing walls and primary structural members and primary structural systems as defined by s. 627.706.

The report must attest to the life safety and adequacy of the structural components of the building and, to the extent reasonably possible, determine the general structural condition of the building as it affects the safety of such building, including a determination of any necessary maintenance, repair or replacement of any structural component of the building. The purpose of such inspection is not to determine if the condition of an existing building is compliant with the Florida Building Code.

“Substantial structural deterioration” means substantial structural distress that negatively affects a building’s general structural condition and integrity. The term does not include surface imperfections such as cracks, distortion, sagging, deflections, misalignment, signs of leakage, or peeling of finishes unless the licensed engineer or architect performing the phase one or phase two inspection determines that such surface imperfections are a sign of substantial structural deterioration.

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Understanding the Timing of Florida Milestone Inspections in Compliance with SB 4-D Building Safety Regulations

A condominium or cooperative association must have a milestone inspection performed for each building that is three stories or more in height by December 31 of the year in which the building reaches 30 years of age, based on the date the certificate of occupancy for the building was issued, and every ten years thereafter. If the building is located within three miles of a coastline as defined in s. 376.031, the condominium or cooperative association must have a milestone inspection performed by December 31 of the year in which the building reaches 25 years of age, based on the date the certificate of occupancy for the building was issued, and every ten years thereafter.

If a milestone inspection is required under this section and the building’s certificate of occupancy was issued on or before July 1, 1992, the building’s initial milestone inspection must be performed before December 31, 2024. If the date of issuance for the certificate of occupancy is not available, the date of issuance of the building’s certificate of occupancy shall be the date of occupancy evidenced in any record of the local building official.

Upon determining that a building must have a milestone inspection, the local enforcement agency must provide written notice of such required inspection to the condominium or cooperative association by certified mail with a return receipt requested.

Within 180 days after receiving the written notice, the condominium association or cooperative association must complete phase one of the milestone inspection. For purposes of this section, completion of phase one of the milestone inspection means the licensed engineer or architect who performed the phase one inspection submitted the inspection report by e-mail, United States Postal Service or commercial delivery service to the local enforcement agency.

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Phase One Milestone Inspection: Our Approach to Structural Integrity Assessments in Florida

For a phase one milestone inspection, a licensed architect or engineer authorized to practice in Florida shall perform a visual examination of habitable and non-habitable areas of a building, including the major structural components of a building, and provide a qualitative assessment of the structural conditions of the building. If the architect or engineer finds no signs of substantial structural deterioration to any building components under visual examination, a phase two milestone inspection is not required.

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For a phase one milestone inspection, a licensed architect or engineer authorized to practice in Florida shall perform a visual examination of habitable and non-habitable areas of a building, including the major structural components of a building, and provide a qualitative assessment of the structural conditions of the building. If the architect or engineer finds no signs of substantial structural deterioration to any building components under visual examination, a phase two milestone inspection is not required.

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Phase Two Milestone Inspection: Uncovering the Building’s Structural Condition

Phase two of the milestone inspection must be performed if any substantial structural deterioration is identified during phase one. A phase two inspection may involve destructive or nondestructive testing at the inspector’s direction. The inspection may be as extensive or as limited as necessary to fully assess areas of structural distress in order to confirm that the building is structurally sound and safe for its intended use and to recommend a program for fully assessing and repairing distressed and damaged portions of the building. When determining testing locations, the inspector must give preference to locations that are the least disruptive and most easily repairable while still being representative of the structure.

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Phase Two Milestone Inspection: Uncovering the Building’s Structural Condition

Phase two of the milestone inspection must be performed if any substantial structural deterioration is identified during phase one. A phase two inspection may involve destructive or nondestructive testing at the inspector’s direction. The inspection may be as extensive or as limited as necessary to fully assess areas of structural distress in order to confirm that the building is structurally sound and safe for its intended use and to recommend a program for fully assessing and repairing distressed and damaged portions of the building. When determining testing locations, the inspector must give preference to locations that are the least disruptive and most easily repairable while still being representative of the structure.

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Addressing Structural Deterioration: An Integral Part of Our Milestone Inspection Services in Florida

Upon completion of a phase one or phase two milestone inspection, the architect or engineer who performed the inspection must submit a sealed copy of the inspection report with a separate summary of, at minimum, the material findings and recommendations in the inspection report to the condominium or cooperative association, and to the building official of the local government with jurisdiction. The inspection report must, at a minimum, meet all of the following criteria:

Bear the seal and signature, or the electronic signature, of the licensed engineer or architect who performed the inspection
Indicate the manner and type of inspection forming the basis for the inspection report
Identify any substantial structural deterioration, within a reasonable professional probability based on the scope of the inspection, describe the extent of such deterioration, and identify any recommended repairs for such deterioration
State whether unsafe or dangerous conditions, as those terms are defined in the Florida Building Code, were observed
Recommend any remedial or preventive repair for any items that are damaged but are not substantial structural deterioration
Identify and describe any items requiring further inspection

ECS can also provide the Structural Integrity Reserve Study, which is a visual inspection performed on common areas by engineer or architect, EULs, replacement costs estimates (or deferred maintenance expenses) and recommendations for annual reserve amounts for each common area through the end of EUL.

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ECS Milestone Inspections: The Trusted Choice for Licensed Architect Inspections and Engineering Assessments in Florida

When you need a Milestone Inspection you can turn to ECS. Our professionals offer a wide range of experience in construction engineering and testing, and can help you complete your inspection.

When you need a Milestone Inspection you can turn to ECS. Our professionals offer a wide range of experience in construction engineering and testing, and can help you complete your inspection.

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