Florida's milestone inspection requirement applies to thousands of condo buildings across the state. Here's how to determine if your building needs one, what the inspection involves, and what happens when problems are found.
The term "milestone inspection" became part of Florida's condo law vocabulary after the Champlain Towers South collapse in Surfside. But even with the law now in effect, many Florida condo owners and association board members aren't clear on exactly what a milestone inspection is, whether their building needs one, and what the process looks like.
Here's the complete picture.
Does Your Building Need a Milestone Inspection?
The milestone inspection requirement applies to residential condo buildings that are three stories or taller.
When the first inspection is required: - Buildings within three miles of the coastline: by December 31 of the year the building turns 25 years old - All other qualifying buildings: by December 31 of the year the building turns 30 years old
Subsequent inspections: Every 10 years after the initial milestone inspection.
Who Can Perform a Milestone Inspection?
Florida law requires milestone inspections to be performed by a licensed Florida architect or engineer with expertise in structural engineering. The inspector must be independent — they cannot be employed by the association or the property management company.
This independence requirement exists for good reason. The milestone inspection is a safety assessment, not a maintenance report.
What the Phase 1 Inspection Looks Like
The Phase 1 milestone inspection is a visual inspection of the building's structural components. The inspector walks the property — exterior, interior common areas, parking structure, roof, pool deck — and observes the condition of structural elements.
What they're looking for: - Spalling concrete (pieces breaking away from columns, soffits, slab edges) - Cracking in structural elements — particularly horizontal cracks in columns and diagonal cracks indicating shear stress - Rust staining on concrete surfaces (indicates corroding rebar inside) - Evidence of water infiltration into structural elements - Deterioration of post-tensioned cables or their anchor points - Settlement or movement - Previous repairs and their quality
The Phase 1 inspection is visual only — no cutting, no coring, no testing.
When Phase 2 Is Triggered
If Phase 1 finds signs of substantial structural deterioration, Phase 2 is required. Phase 2 involves destructive or nondestructive testing to evaluate the extent and depth of deterioration more precisely.
Phase 2 methods might include: - Concrete core sampling to test strength and examine rebar condition - Ground penetrating radar to map reinforcement and identify voids - Half-cell potential testing to assess corrosion activity in rebar - Hammer sounding to identify delaminated concrete
What Happens After the Inspection
The engineer prepares a written report detailing findings and recommendations. That report goes to the local building official and to the condo association. The association must provide a summary to all unit owners within 45 days.
If the report identifies substantial structural deterioration, the local building official reviews it and determines whether expedited remediation is required.
The Cost of Milestone Inspections
Phase 1 milestone inspections for typical Florida condo buildings run $3,000–$10,000 depending on building size and complexity. Phase 2 inspections, when required, can run $10,000–$50,000 or more.
The Bottom Line
Milestone inspections are Florida's mechanism for catching structural problems in aging condo buildings before they become tragedies. If your building meets the criteria, the inspection is mandatory — not optional, not deferrable.
Know your building's age, know the applicable deadline, and make sure your association is on track to comply.
Questions about your specific situation? We're licensed Florida contractors — not a call center. Book a free 15-minute call and get a straight answer.
Questions About Your Situation?
We're licensed Florida contractors — not a call center.
Book a free 15-minute call and get a straight answer about your specific situation.