Milestone Deadlines

Modern stairway at concrete structure in Oak Ridge, FL
Concrete ramp, metal rail, and ivy on weathered wall
Brown exit stairs on a white building wall

Florida’s Milestone Inspections: A Story of Structural Stewardship

Imagine your building as a living entity—standing tall, weathering storms, and sheltering lives. Just like any living being, it requires regular check-ups to ensure its health and safety. Florida's Milestone Inspections serve as these essential health assessments, ensuring that our buildings remain safe havens for all.


With the understanding that buildings, like bodies, need regular check-ups to ensure their health and safety, when does your building need its first check-up?


Think of it like a wellness milestone:

  • Coastal Buildings (within 3 miles of the coastline): At 25 years of age, these structures face harsher environmental conditions and thus require earlier inspections.​
  • Inland Buildings (beyond 3 miles from the coastline): At 30 years of age, these buildings are due for their first comprehensive evaluation.​


Key Deadlines:

  • Buildings reaching 25 or 30 years between July 1, 2022, and December 31, 2024: Inspection is due by December 31, 2025.​
  • Buildings turning 25 or 30 years after December 31, 2024: Inspection must be completed by December 31 of the year they reach the milestone age.


The Two-Phase Inspection Process


Phase 1: The Visual Assessment

A licensed architect or engineer conducts a thorough visual examination of the building's structural components, both habitable and non-habitable areas. This phase aims to identify any signs of substantial structural deterioration.


No issues found?  You're good to go until the next scheduled inspection in 10 years.​

Issues detected? Proceed to Phase 2 for a more in-depth analysis.


Phase 2: The Detailed Evaluation

If Phase 1 uncovers significant structural concerns, Phase 2 involves a more comprehensive inspection, which may include destructive or non-destructive testing. The goal is to assess the extent of the deterioration and recommend necessary repairs to ensure the building's safety.


Timelines and Responsibilities

Notification: Local enforcement agencies will notify the condominium or cooperative association when an inspection is due. The association must then inform unit owners within 14 days.

  • Phase 1 Completion: Must be completed within 180 days of receiving the official notice. 
  • Phase 2 Reporting: If required, the Phase 2 inspection report must be submitted within 180 days of the Phase 1 report submission.
  • Repairs: If repairs are necessary, they must commence within 365 days of the Phase 2 report.


Communication and Transparency

After the inspection:​

  • The association must distribute a summary of the inspection report to all unit owners within 45 days.
  • The summary should also be posted in a conspicuous place on the property and published on the association's website, if applicable.


By approaching building maintenance with the same diligence as personal health, we ensure the longevity and safety of our shared spaces. Regular Milestone Inspections are not just regulatory obligations—they're commitments to the well-being of our communities. For questions regarding repairs and planning, reach out to our experienced team. If you already have an inspection report, we'll be happy to review it and set up a site visit to talk to you about the extent of repairs you may need on your condominium or apartment building in Florida. We can work with you on timing and coordinating larger jobs into phases so that any inconvenience to your residents is minimized and planned for.

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