Milestone inspection” means a structural inspection of a building, including an inspection of load-bearing walls and the primary structural members and primary structural systems as those terms are defined in F.S. s. 627.706, by a licensed architect or engineer authorized to practice in this state to attest to the life safety and adequacy of the structural components of the building and, to the extent reasonably possible, determining 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 complies with the Florida Building Code or the fire safety code.

“Substantial structural deterioration” means substantial structural distress negatively affecting 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.

Who is required?

Coastal condominium and cooperative association buildings that are three stories or more in height and located within three miles of the coastline, with a Certificate of Occupancy date on or before December 31, 1996, must have a milestone inspection by December 31, 2024, and every ten years after that. These buildings are being identified through a GIS mapping project. All other facilities with a Certificate of Occupancy date on or before July 1, 1992, must have a milestone inspection by December 31, 2024, and every ten years thereafter.

Coastal condominium and cooperative association buildings that are three stories or more in height and located within three miles of the coastline, with a Certificate of Occupancy date on or after January 1, 1997, must have a milestone inspection by December 31 of the year in which the building age reaches 25 years, and every ten years thereafter. These buildings are being identified through a GIS mapping project. All other structures with a Certificate of Occupancy date after July 1, 1992, must have a milestone inspection by December 31 of the year the building age reaches 30 years and every ten years thereafter. So that you know, the milestone inspection year may be 2022 or 2023.

Exemptions: These requirements do not apply to a single-family, two-family, or three-family dwelling with three or fewer habitable stories above ground.

What is the inspection?

A milestone inspection consists of two phases:

(a) For phase one of the milestone inspection, a licensed architect or engineer authorized to practice in this state 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, phase two of the inspection, as provided in paragraph (b), is not required. An architect or engineer who completes a phase one milestone inspection shall prepare and submit an inspection report.

(b) 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 to confirm that the building is structurally sound and safe for its intended use and recommend a program for thoroughly assessing and repairing distressed and damaged portions of the building. When determining testing locations, the inspector must prefer locations that are the least disruptive and most easily repairable while still being representative of the structure. An inspector who completes a phase two milestone inspection shall prepare and submit an inspection report.

Requirements of report

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 association or cooperative association, and to the building official of the local government which has jurisdiction.

Bear the electronic signature, digitally signed with either a self-certified seal for architects or a third-party vendor for engineers as stated by Statute for the respective design professional requirements.

Property owners have 90 days from the notification to inspect the property correctly. The inspection outcome will determine if the property will be re-certified for another ten years or if improvements need to be made before the recertification is granted. If repairs or improvements are needed, owners are given another 60 days to complete them.

Job compliance with the inspection notice or not completing required repairs can result in penalties.