Florida Milestone Inspections: What Happens After the Engineer's Report

Angelo Caceres

Sep 30

4 min read

Short answer: Florida requires condominium and cooperative buildings three or more habitable stories tall to have a structural "milestone inspection" by a licensed engineer or architect once the building reaches 30 years of age, and every 10 years after that. If the inspection finds substantial structural deterioration, the association must begin the required repairs within 365 days of receiving the report.

The law — created by Senate Bill 4-D in 2022 after the Surfside collapse and updated in 2023 and 2025 — has made milestone inspections a routine part of owning and managing an older South Florida condominium. Here's how the process works and what happens once the engineer's report arrives.

Which buildings need a milestone inspection?

Under Florida Statute 553.899, milestone inspections apply to condominium and cooperative buildings that are three or more habitable stories in height. The 2025 update (HB 913) clarified that parking garages and other non-habitable levels don't count toward the three stories.

First inspection: by December 31 of the year the building turns 30 years old
Coastal buildings: local building officials may require the first inspection at 25 years for buildings near the coast
After that: every 10 years

Your local building department sends a written notice when your building is due.

What is a Phase 1 milestone inspection?

Phase 1 is a visual examination of the building's habitable and non-habitable areas, including major structural components, performed by a licensed Florida engineer or architect. It must be completed within 180 days of the association receiving the building department's notice.

If the engineer finds no signs of substantial structural deterioration, the inspection ends at Phase 1.

What triggers a Phase 2 inspection?

If Phase 1 identifies substantial structural deterioration, a Phase 2 inspection is required. Phase 2 is a more detailed evaluation of the distressed areas and can include destructive or non-destructive testing — for example, removing concrete to examine rebar, or taking core samples — so the engineer can determine the extent of the damage and recommend repairs.

What does the engineer's report include?

The milestone inspection report describes the building's structural condition, identifies any damaged or deteriorated areas, and — after Phase 2 — recommends repairs. The association must distribute a summary of the report to unit owners (by mail or personal delivery), post it in a conspicuous place on the property, and publish the full report on the association's website if it has one.

How long do we have to start repairs?

If the report identifies substantial structural deterioration, repairs must be commenced within 365 days of receiving the report. In practice, that year goes quickly: the engineer prepares repair drawings and specifications, the association bids the work, a contractor is selected, and permits are pulled before construction can begin.

What do milestone repairs usually involve?

In South Florida, the most common findings are tied to water and salt air getting into concrete and corroding the reinforcing steel. Typical repair scopes include:

Concrete restoration — spalling repair on balconies, catwalks, columns, beams and slab edges; rebar treatment or replacement; structural crack repair
Post-tensioned slab repair where applicable
Waterproofing — balcony and walkway membranes, expansion joints and sealants, to stop the water that caused the damage
Exterior painting and coatings — protective coatings once the concrete and stucco are repaired

See our Concrete Restoration, Waterproofing and Exterior Painting pages for details.

How do we choose a contractor for milestone repairs?

Look for a licensed Florida general contractor with experience restoring occupied condominium buildings, and ask how they will:

work with your engineer of record, including inspections of exposed conditions
handle permits and final inspections
protect residents and property during the work (shoring, barricades, notices)
report progress to the board and management

Caceres Construction (CGC1529263) has performed engineer-specified concrete restoration and waterproofing for condominiums and HOAs across Miami-Dade, Broward and Palm Beach Counties for more than 20 years. Our process — bid, permit, construction, engineer inspection, progress reports and close-out — is built around milestone and recertification work.

Milestone Inspection FAQ

Who performs a milestone inspection in Florida?

A licensed Florida engineer or architect. The contractor who performs the repairs follows that engineer's plans.

Does every condo need a Phase 2 inspection?

No. Phase 2 is only required if Phase 1 finds substantial structural deterioration.

What happens if repairs aren't started within 365 days?

The building can face enforcement by the local building official, which may include actions up to restricting occupancy if the building is unsafe. Talk with your association attorney about specific deadlines for your building.

Is a milestone inspection the same as a SIRS?

No. A milestone inspection evaluates the building's current structural condition. A Structural Integrity Reserve Study (SIRS) plans and funds future repair and replacement of key building components. Many associations coordinate the two.

This article is general information, not legal advice. Consult your association attorney and engineer about your building's specific requirements.

Received a milestone inspection report? Request a free repair estimate: contact us or call 954-982-8165.