THE NEW LAW GOVERNING MILESTONE INSPECTIONS 

Florida Senate Bill SB-4D requires mandatory structural inspections for all condominium (condo) and association (coop) buildings of three stories in height or taller. 

The new law requires a condo under chapter 718 and a coop under chapter 719 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, and every 10 years thereafter. If located within three (3) miles of a coastline, the condo or coop must have a milestone inspection performed by December 31 of the year in which the building reaches 25 years, and every 10 years thereafter. 

Phase one milestone inspection includes a State of Florida licensed engineer performing a visual examination of habitable and non-habitable areas of a building, including the major structural components and provide a qualitative assessment of the structural conditions. A phase one milestone inspection report shall be prepared pursuant to the below subsections (a) through (f). 

Phase two (IF REQUIRED) milestone inspection shall be performed if any substantial structural deterioration is identified during phase one. This inspection may involve destructive or nondestructive testing at the inspector’s direction. 

Upon completion each milestone inspection, the engineer shall submit a sealed copy of the inspection report with a summary of, material findings and recommendations in the inspection report to the condo or coop and to the appropriate County Building Division. Each inspection report shall: 

(a) Bear the seal and signature, or the electronic signature, of the licensed engineer or architect who performed the inspection. 

(b) Indicate the manner and type of inspection forming the basis for the inspection report. 

(c) 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. 

(d) State whether unsafe or dangerous conditions, as those terms defined in the Florida Building Code, were observed. 

(e) Recommend any remedial or preventive repair for any items that are damaged but are not substantial structural deterioration. 

(f) Identify and describe any items requiring further inspection.