What Is a Milestone Inspection in Florida?

A Florida milestone inspection is a structural inspection required for certain qualifying condominium and cooperative buildings to identify substantial structural deterioration.

The state created the requirement after the 2021 Surfside building collapse, as part of a broader effort to improve condominium safety and long-term building oversight.

The inspection generally follows a two-phase process, beginning with a visual examination and moving to more detailed investigation only when the first phase identifies a concern.

Who Is Required to Complete a Milestone Inspection in Florida?

Florida milestone inspection requirements generally apply to qualifying condominium and cooperative buildings that are three or more habitable stories in height, subject to the specific statutory definitions and exemptions.

Timing is tied to building age, measured from the certificate of occupancy, and local governments may adopt earlier schedules in some circumstances.

House Bill 913 (2025) added the word “habitable” to that three-story standard, so story counts should be based on habitable floors.

The inspection must be performed by a Florida-licensed architect or engineer, who may also lead a team as the design professional in responsible charge.

The professional's experience should match the building's structural system and condition. The same professional determines the scope of additional testing when a second phase is needed.

Do not rely on building age alone; applicability, deadlines, and local rules all matter, and association counsel can confirm what applies.

What Happens During a Florida Milestone Inspection?

The process has two phases, and not every building will need both.

Phase one is a visual inspection. A licensed architect or engineer examines the habitable and nonhabitable areas of the building, including the major structural components, and provides a qualitative assessment of the structural condition.

The professional documents any signs of substantial structural deterioration in a report. When none appear, phase two is generally not required.

Phase two is an in-depth investigation that is performed when phase one identifies substantial structural deterioration or areas requiring further examination.

The inspector may use destructive or nondestructive testing, depending on what is needed to assess the extent of the distress.

Testing locations are chosen to represent the structure while limiting disruption. The purpose is to evaluate the extent of deterioration and recommend a program for assessing and repairing affected areas.

Under the statute, a phase two inspector must submit a progress report to the local enforcement agency within 180 days after the phase one report, with a timeline for completion. Boards should confirm the current timing with their professionals.

What Does a Florida Milestone Inspection Evaluate?

The inspection focuses on structural components and areas relevant to determining whether substantial structural deterioration exists. Examples include load-bearing walls, primary structural members, floors, roofs, and foundations, along with other structural elements the qualified professional identifies. The exact scope depends on the building and the professional's assessment.

A milestone inspection differs from routine maintenance or a standard property inspection. Its purpose is structural safety and the identification of deterioration, and it is not designed to create a complete maintenance plan for every building component.

What Are the Florida Milestone Inspection Deadlines and Requirements?

Under current law, a qualifying building's first milestone inspection is due by December 31 of the year it reaches 30 years of age, or 25 years where the local enforcement agency requires it, with inspections repeated every 10 years after that. Once the local agency sends notice, the association must notify unit owners within 14 days, and phase one must be completed within 180 days.

When a phase one or phase two inspection is complete, the architect or engineer submits a sealed copy of the report, with a separate summary of the material findings and recommendations, to the association and to the building official of the local government with jurisdiction.

The report generally must identify the manner and type of inspection performed and any substantial structural deterioration, including its extent and recommended repairs.

It must also state whether unsafe or dangerous conditions, as defined in the Florida Building Code, were observed, and it must identify any items requiring further inspection.

The association's board is responsible for making sure the association meets applicable requirements, including sharing the inspector's summary with unit owners within 45 days of receiving the report. Because the Florida milestone inspection law has changed repeatedly, verify current deadlines with counsel rather than older articles or earlier compliance dates. House Bill 913 also added conflict-of-interest disclosure rules for design professionals and contractors who bid on recommended repair work.

What Should a Condo Board Do After a Milestone Inspection?

Boards typically begin by reviewing the findings and determining whether the report identifies substantial structural deterioration. If any part of the report is unclear, ask the inspector to walk through it.

Recommendations should be addressed with qualified professionals who can help determine appropriate next steps.

The board also needs a picture of the financial impact, including repair, engineering, and construction costs, so the association can plan funding.

Share required reports with unit owners as Florida law requires, and explain what the findings mean for the budget.

Repairs and follow-up work are easier to manage when the board establishes a realistic timeline. Licensed and reputable contractors, along with written proposals from more than one firm, give the association a basis for selecting vendors.

Inspection reports, engineering documents, repair records, and related communications should be kept organized in the association's records, and the findings can inform the long-term maintenance plan.

How Is a Milestone Inspection Different From a SIRS?

Florida condominium boards frequently encounter both requirements, and they serve different purposes. A milestone inspection focuses on identifying substantial structural deterioration and protecting building safety.

A Structural Integrity Reserve Study, or SIRS, focuses on the remaining useful life and replacement costs of specified major components and the association's reserve funding needs.

Both matter because they answer different questions. The milestone inspection addresses structural condition, while the SIRS supports long-term financial and replacement planning. Completing one does not automatically remove the need for the other when both are legally required.

What Can Affect the Cost of a Florida Milestone Inspection?

No single statewide price applies to a milestone inspection. Cost can vary with building size, the number of stories, structural complexity, the number of areas requiring inspection, accessibility, and building condition.

Whether phase two is necessary also has a significant effect, since additional testing and engineering add to the scope of work.

Firms set their own rates, so compare each proposal's scope and qualifications rather than choosing on the lowest quote alone, and ask for written proposals that spell out services, deliverables, and assumptions.

How Can Condo Management Help With Milestone Inspections?

Professional management can support boards with the administrative side of a Florida condo milestone inspection. Mosaic Services works with condominium communities across Central Florida and The Villages and supports boards with vendor coordination and legal compliance.

Management professionals do not replace the licensed architect or engineer responsible for the inspection, and the board retains responsibility for governance and approvals.

Frequently Asked Questions

What is a milestone inspection in Florida?

A milestone inspection is a structural inspection of qualifying condominium and cooperative buildings intended to identify substantial structural deterioration and support building safety.

Which Florida condos need a milestone inspection?

Requirements generally apply to buildings with three or more habitable stories once they reach a statutory age, measured from the certificate of occupancy. Exemptions and local rules may apply.

Who performs a Florida milestone inspection?

A Florida-licensed architect or engineer performs the inspection or leads the team as the professional in responsible charge.

What happens during a milestone inspection?

Phase one is a visual examination. Phase two, which involves further testing, is required when phase one identifies substantial structural deterioration.

Is a milestone inspection the same as a SIRS?

They are separate requirements. One evaluates structural condition, and the other supports reserve planning.

How often are Florida milestone inspections required?

An initial inspection is generally required by December 31 of the year a qualifying building reaches 30 years of age (25 where the local agency requires it), with inspections every 10 years after that. Boards should verify current requirements.

The Bottom Line

A milestone inspection is an important condominium safety requirement for qualifying Florida buildings. Know the deadlines, hire qualified professionals, review the reports carefully, and share required information with owners.

Proactive management can make the compliance process more organized and easier to track. Mosaic Services supports Florida associations with professional HOA and condominium management and can be reached at 352-617-7606 or info@mosaicsvc.com.