What Is a Florida Milestone Inspection? (And Does Your Condo Need One)

In June 2021, the Champlain Towers South condominium in Surfside, Florida collapsed, killing 98 people. The collapse exposed a gap in Florida law: there was no statewide requirement for regular structural inspections of aging condominium buildings. The Florida Legislature responded with FS 553.899 — the milestone inspection law — which took effect in 2022 and applies to every residential condominium and cooperative building three or more stories tall in the state.

If you own a unit in a Florida condo building, sit on an HOA board, or manage a condominium association, this law affects you. Here's what you need to know.

What Is a Milestone Inspection?

A milestone inspection is a mandatory structural assessment of a condominium or cooperative building performed by a Florida-licensed architect or engineer. The law requires two potential phases: Phase 1 is a visual inspection of all major structural components — columns, beams, load-bearing walls, slabs, foundations, balconies, stairwells, and parking structures. Phase 2 is required only if Phase 1 finds evidence of substantial structural deterioration, and involves destructive or non-destructive testing to determine the extent of the problem.

Most buildings require Phase 1 only. If Phase 1 finds no substantial structural deterioration, the process is complete and the report is filed with the local building department.

When Is the First Inspection Required?

The trigger depends on your building's age and location. For most Florida buildings, the first milestone inspection is required at 30 years of age. If your building is within three miles of a coastline — which includes most of South Florida's condo stock — the trigger is 25 years. Miami-Dade and Broward Counties have adopted even stricter local requirements: Broward's Broward Board of Rules and Appeals (BORA) requires inspections at 25 years for all condo buildings, regardless of coastal proximity. After the first inspection, it's required every 10 years.

Who Performs the Inspection?

The inspection must be performed by a Florida-licensed architect or engineer. The engineer or architect prepares a written report and seals it with their Florida license number. They also prepare an "inspector-prepared summary" in plain language, which the condominium association must distribute to all unit owners within 45 days of receiving the report. The summary must also be posted on the association's website if one exists.

What Happens If the Building Fails?

"Failing" a milestone inspection means Phase 1 found substantial structural deterioration. In that case, Phase 2 testing is required. The association must submit a repair plan to the local building department within 180 days of the Phase 2 report. If the building is found to be unsafe, the local building official can order the building vacated. Associations that fail to complete required inspections face fines and potential building closure orders.

How Does the Milestone Inspection Relate to the SIRS?

The Structural Integrity Reserve Study (SIRS) is a separate but related requirement under FS 718.112. It requires condominium associations to have a structural engineer assess the building's major components and develop a reserve funding plan. The SIRS must be completed every 10 years. Many associations combine the milestone inspection and SIRS into a single engagement to reduce cost and disruption — Pineland Engineering offers this combined scope.

Miami-Dade's 40-Year Recertification — Is That the Same Thing?

No. Miami-Dade's 40-year recertification is a separate county program administered by Miami-Dade's Department of Regulatory and Economic Resources (RER). It covers both structural and electrical components and is triggered at 40 years of building age. Many Miami-Dade buildings are subject to both the statewide milestone inspection and the 40-year recertification simultaneously. Pineland Engineering coordinates both in a single engagement for Miami-Dade clients.

What Buildings Are Exempt?

Single-family homes, duplexes, and buildings fewer than three habitable stories are exempt. Buildings that have already undergone a recertification inspection under a local ordinance that meets or exceeds the state requirements may also qualify for a different timeline. If you're unsure whether your building is subject to the law, the safest approach is to consult a licensed engineer.

How Much Does a Milestone Inspection Cost?

Cost varies based on building size, number of stories, number of units, and location. Pineland Engineering provides project-specific quotes. We offer combined pricing for milestone inspection and SIRS engagements completed in a single mobilization, which typically reduces total cost compared to scheduling them separately.